Is a Survey Required for Closing in Florida? What Buyers Should Know

Buyers ask us this all the time: is a survey required for closing in Florida? The short answer is no state law requires one for every sale. But most financed purchases end up with a survey anyway, because the lender asks for it, and skipping it can leave real gaps in your title insurance coverage. Here is how it works in Jacksonville, St. Augustine and the rest of Northeast Florida.

Who Actually Requires the Survey?

In practice, the survey requirement usually comes from one of three places:

• Your lender. Most lenders want a current survey of a single-family home or townhome before they fund. Some will accept an older survey if nothing has been built or changed on the lot since.
• Your contract. The standard Florida contracts give buyers time to get a survey and object if it shows an encroachment or violation. Check your contract for the exact deadline.
• Your title insurance. The title company needs a survey to remove the survey exception from the owner’s policy.

If you are paying cash, the choice is yours. That is exactly when buyers are most tempted to skip it, and it is worth thinking twice.

What Happens to Title Insurance Without a Survey

A title policy insures against problems in the public records, such as a missed lien or a bad deed. It does not automatically cover what is on the ground. Without a survey, the owner’s policy normally includes an exception for anything an accurate survey would show. That can include:

• A neighbor’s fence, driveway or shed over the line
• Your pool deck, addition or screen enclosure built into a setback or easement
• A utility or drainage easement running under where you planned to build
• Boundary lines that do not match what the seller told you

With a current survey reviewed by your title agent, that exception can often be removed or narrowed, which gives you broader coverage for the same policy. Ask us how it affects your policy when you request a title quote.

Condos, Townhomes and Waterfront Lots

Condos: A condo unit is defined by the recorded declaration and condo plat, so a separate boundary survey is usually not needed. Townhomes are different: many are fee simple lots, and lenders often treat them like a house. Waterfront and canal homes in places like Palm Coast and St. Augustine almost always deserve a survey, since seawalls, docks and mean high water lines can create questions. Flood elevation certificates are a separate document, often ordered at the same time for insurance.

Can I Use the Seller’s Old Survey?

Sometimes. If the seller has a recent survey and nothing has changed on the property, some lenders and title underwriters will accept it, usually with a signed affidavit from the seller confirming no changes. Whether it works depends on your lender and the age of the survey. Send it to us early and we will tell you what is acceptable for your closing.

Who Pays and How Long It Takes

In most Northeast Florida sales the buyer orders and pays for the survey, and it shows up on the buyer’s Closing Disclosure. Cost depends on lot size, shape and whether the property is on the water. Allow one to two weeks for the surveyor, longer in busy seasons, so order it soon after your inspection period starts. A good title company can order it for you and coordinate the timing with your lender.

Survey FAQ

Is a survey required for closing in Florida if I pay cash?

No. Cash buyers can close without one, but the owner’s title policy will keep the survey exception, so on-the-ground problems are not covered.

Do I need a survey when buying a condo in Florida?

Usually not. The condo declaration and plat define your unit. Your lender will tell you if it needs anything extra.

What if the survey shows an encroachment?

Under most Florida contracts you can raise it with the seller within the contract deadline. Fixes range from a boundary agreement to removing the improvement. Your title agent and attorney can help you decide.

Does the title search replace a survey?

No. A title search checks the public records. A survey checks the physical land. They answer different questions.

Find local help: Jacksonville title company, St. Augustine title company, Palm Coast title company, Fernandina Beach and Amelia Island and Yulee. Estimate costs with our Florida title insurance calculator.

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General information only, not legal advice. Lender, underwriter and contract requirements vary; confirm with your lender, title agent or attorney. Title Company of Florida is a Florida licensed title agency (License #G324751).

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