Guide
A property owner’s guide to land surveys
A plain-language look at what a land survey is, the common types, when you need one, and how to read the drawing you get back. Written for Florida property owners by a licensed surveying firm.
What a land survey is
A land survey is a precise measurement of a property’s boundaries, features, and improvements, certified by a licensed Professional Surveyor and Mapper. It establishes where your property lines actually sit, what is on the land, and how it relates to recorded deeds, easements, and flood zones.
In Florida, only a licensed PSM can sign and seal a survey. ATHCA Surveying is led by Russell S. Strayer, License No. 6890. A sealed survey is a legal document that lenders, title companies, insurers, and permitting offices rely on.
Survey types
Common types of land surveys
In a hurry? Answer two quick questions and we point you at the right survey with its starting price.
Boundary survey
Locates and marks your exact property lines and corners. The starting point for fences, additions, and resolving line questions.
Topographic survey
Maps elevations, contours, and physical features. Used by architects and engineers for site design and drainage.
ALTA/NSPS survey
A detailed land title survey to national standards, required for most commercial purchases and financing.
Elevation certificate
Documents a structure’s elevation against the FEMA flood zone. Often required for flood insurance.
Construction staking
Marks where structures, utilities, and grades belong on site so the build matches the approved plans.
As-built survey
Records what was actually built and where, for closeout, permitting, and the property record.
When you need a survey
A survey usually becomes necessary at these moments:
- Buying or selling property, where lenders and title companies require one.
- Building a fence, pool, addition, or driveway near a property line.
- Getting or renewing flood insurance that needs an elevation certificate.
- Subdividing land or recording a new legal description.
- Settling a boundary question with a neighbor before it becomes a dispute.
- Starting construction that requires staking and as-built records.
What to expect
Most residential surveys follow the same path:
- Records research. We pull your deed, plat, and prior surveys, plus recorded easements.
- Field work. A crew measures the property, locates corners and improvements, and sets or recovers monuments.
- Drafting and review. The data becomes a sealed drawing, checked against the legal description.
- Delivery. You receive the signed survey, ready for your lender, insurer, or permit office.
Timing depends on the survey type and the property, and we give you a clear estimate up front.
How to read your survey
A few things to look for on the drawing:
- Boundary lines and bearings. The measured edges of your property and their directions.
- Monuments. The physical markers at corners, noted as found or set.
- Easements. Areas where others hold rights, such as utilities or access.
- Setbacks. Required distances from the lines where you cannot build.
- Flood zone. The FEMA designation that affects insurance and elevation.
- Certification. The surveyor’s signature, seal, and license number.
FAQ
Common questions
How long is a survey valid?
A boundary survey does not expire, but lenders and title companies often want a recent one, and new construction or changes on the property can make an update necessary.
Do I get physical markers on my corners?
A boundary survey typically sets or recovers monuments at the corners, and we can flag them so they are easy to find.
Is a survey the same as a plat or an appraisal?
No. A plat is a recorded subdivision map and an appraisal is an opinion of value. A survey is a measured, sealed depiction of the property itself.
Can you survey anywhere in Florida?
Yes. We cover Manatee, Sarasota, and Charlotte counties in depth and travel statewide for projects across Florida.