Category Archives: land surveying

What Documents Does a Local Surveyor Review Before Starting?

Miami Land Surveying Posted on by
Local surveyor reviewing title documents, plat maps, and survey records before beginning field measurements on a property.

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Most people think a survey starts when a crew shows up with equipment. It doesn’t. The real work begins at a desk, with records. A local surveyor reviews a stack of documents before setting foot on a property. Those documents shape every decision made in the field. In Miami, where older subdivisions, drainage easements and county records all interact, the document review is what separates an accurate survey from one that misses something important. This article explains exactly what gets reviewed and why it matters.

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Why Deeds and Legal Descriptions Come First

The deed is the starting point. It contains the legal description of the property, which is the written record of where the boundaries are supposed to be.

A legal description can take different forms. Some use metes and bounds, which describe the boundary as a series of directions and distances. Others reference a recorded plat, using lot and block numbers from a subdivision map. Both types tell the surveyor where to look for the property corners.

The problem is that legal descriptions are sometimes outdated, poorly written or in conflict with neighboring deeds. A description written 50 years ago may reference a monument that no longer exists. Two adjacent deeds may overlap slightly, creating a conflict the surveyor has to resolve.

Reading the deed carefully before fieldwork begins tells the surveyor what to expect on the ground. It also flags potential issues before they become costly surprises.

How Previous Surveys and Plat Maps Build the Property History

A deed tells you what the boundaries are supposed to be. An old survey shows you what a previous surveyor found when they went to locate them.

Previous surveys are valuable because they document where monuments were placed, what measurements were taken and how the boundary was interpreted at the time. If the current survey finds something different from what the old one shows, that difference has to be explained. It might mean a monument was disturbed. It might mean the earlier survey had an error. Either way, the comparison is useful.

Subdivision plat maps are equally important. In Miami, most residential lots are part of a recorded subdivision. The plat is the official map that established the lot dimensions, street widths and public areas when the subdivision was created. The local surveyor uses the plat to understand the original layout of the area and to find the monuments set when the subdivision was recorded.

When current field conditions don’t match the plat, the surveyor has to investigate why. Reviewing the plat before fieldwork starts means the surveyor already knows what to look for.

Easements, Rights of Way and Recorded Restrictions

A property boundary tells you where the land ends. It doesn’t tell you what can be done with all of it.

Easements are recorded rights that allow someone else to use a portion of the property. Utility easements let companies access underground lines. Drainage easements protect stormwater paths. Access easements may give a neighboring property the right to cross the lot.

Rights of way are similar. They reserve strips of land for roads, sidewalks or utilities. In some cases, a right of way runs along the front of a property and reduces the actual buildable area even though the owner holds title to that strip.

A local surveyor reviews title commitments, recorded easement documents and right of way plats before fieldwork begins. Those records show exactly where restrictions sit and how wide they are. That information affects where improvements can be placed and what gets shown on the final survey drawing.

Skipping this step leads to surveys that miss restrictions entirely. A developer who builds over an easement finds out during permit review or after construction starts, and neither timing is good.

Permit Records and Site Plans That Show Past Improvements

Properties change over time. Additions get built. Fences go up. Retaining walls get installed. Driveways get extended. Not all of those changes are permitted, and not all permitted changes match what was actually built.

A local surveyor reviews building permits, site plans and development records before fieldwork to understand what improvements are supposed to exist on the property. That information helps the surveyor identify features during the field visit and flag anything that doesn’t match the record.

In Miami, permit records are available through the city’s building department. Reviewing them before the survey starts gives the surveyor a baseline for what to expect. If a permit shows a fence was approved at a specific location but the fence in the field is three feet off from where it was supposed to go, that’s a discrepancy worth noting on the final drawing.

Retaining walls and utility connections are especially important. These features often affect drainage and grading. Knowing they exist before fieldwork starts means the surveyor can measure and document them properly rather than discovering them mid-survey.

Why County GIS Maps Are Only Part of the Story

County GIS maps, tax records and online parcel databases are useful tools. They give a quick overview of lot dimensions, addresses and ownership history. Many developers and homeowners check these resources before calling a surveyor.

The problem is that these tools were never designed to replace a professional survey. GIS data is compiled from recorded documents and aerial imagery, but it’s not survey-accurate. Parcel boundaries shown on a county map can be off by several feet. Property lines near canals, roads or subdivision boundaries are especially prone to misrepresentation in GIS data.

A local surveyor uses GIS maps and public records as background information. They provide context. They help the surveyor understand the general layout of an area before fieldwork starts. But the actual boundary positions are determined by field measurements tied to recorded plats and legal descriptions, not by what appears on a county parcel map.

Relying on GIS data alone to make building or permitting decisions is a shortcut that frequently causes problems. The county maps are helpful. They’re just not a survey.

Frequently Asked Questions

What documents does a local surveyor need before starting a survey?

A local surveyor typically reviews the deed, legal description, previous surveys, plat maps, easement records, and other public documents related to the property.

Why are previous surveys important?

Previous surveys provide historical information about boundaries, monuments, and improvements that can help identify discrepancies or changes over time.

Does a local surveyor review title documents?

Yes. Surveyors often review title commitments, easements, rights of way, and other recorded documents that may affect property use and ownership.

Are county GIS maps accurate enough for a survey?

No. GIS maps are useful reference tools, but they are not considered legal boundary documents and should not replace a professional survey.

Can missing or outdated records delay a survey?

Yes. Incomplete legal descriptions, missing plats, or conflicting records may require additional research before the surveyor can accurately establish property boundaries.

What a Commercial Property Surveyor Checks Before Redevelopment Starts

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Commercial property surveyors using surveying equipment to document existing site conditions before redevelopment of a commercial property.

A redevelopment project can look simple from the outside. The building is old. The lot is large. The zoning works. Then a commercial property survey comes back with problems. An access easement cuts through the planned parking area. A retaining wall sits six inches over the property line. A drainage swale doesn’t show up on any old site plans. In Miami, older commercial properties carry decades of informal changes. Surprises are common. This article covers what a commercial property surveyor checks before work begins.

Existing Easements and Access Rights That Can Limit Redevelopment

Easements are recorded legal rights. They let someone else use part of your property. Utility easements let utility companies reach underground lines. Access easements may give a neighbor the right to cross your lot. Drainage easements protect stormwater systems that serve more than one parcel.

Easements don’t go away when a property changes hands. They stay with the land. A developer who buys a site without knowing where easements are may plan a building directly over a recorded utility corridor. The utility company won’t allow that. The permit office won’t approve the plans until the conflict is resolved. That means a redesign. Redesigns cost money.

A commercial property surveyor finds every recorded easement on the parcel. The surveyor maps each one onto the site. You can see exactly where the restrictions are before the design starts. The design team works around them early, not after the permit application is already in review.

Older commercial properties also carry shared parking and access agreements. These don’t always show up in a basic title summary. A surveyor who pulls the full chain of recorded documents gives the developer a clear picture before any commitments are made.

Boundary Line Conflicts Hidden by Older Improvements

Older commercial properties often have fences, walls and paving that were built without a survey. Over time, those improvements drift. A shared fence gets replaced slightly off its original spot. A curb gets poured past the legal boundary. A neighboring building gets expanded close to the line.

None of this shows up in a visual check. It only shows up when a surveyor compares the physical location of those improvements against the legal boundary.

This matters for redevelopment. The approved site plan must reflect the true legal property lines. If a wall on the next parcel sits inside your boundary, that changes how close you can build. If your own pavement extends past the line onto a neighboring lot, it has to be fixed before permits are issued.

In Miami’s older commercial areas, boundary conflicts are more common than most developers expect. Finding them before the design is done avoids the cost of revising plans after the permit review reveals the problem.

Site Features That Affect Demolition and New Construction

Before a commercial site can be redeveloped, someone needs to know what’s on it. That sounds simple. In practice, many commercial sites have underground structures, old drainage systems and utility connections that aren’t in any available record.

A commercial property surveyor documents all visible above-ground improvements. Buildings, canopies, paving, curbing, signage, utility structures, fencing and drainage inlets all get located and measured. That information feeds directly into the demolition scope and the new construction plans.

It also prevents costly surprises during demolition. A contractor who doesn’t know where an old vault or a buried utility line sits will find out during excavation. At that point, the discovery delays the project and changes the budget.

The survey creates a record of existing conditions. When the design team draws the new site plan over that record, they work with real data, not guesses.

Elevation Changes and Drainage Conditions That Affect Redevelopment Plans

Miami is flat. But flat doesn’t mean uniform. Commercial sites have grade changes that affect how water moves. Low spots collect runoff. Drainage structures direct flow toward outfall points. Pavement grades control whether water moves toward buildings or away from them.

A commercial property surveyor measures existing ground elevations. The surveyor also documents drainage features across the site. That information is essential for the engineer designing the new grading and stormwater system.

Miami-Dade County has post-construction stormwater rules for commercial redevelopment. The engineer must show the new site handles runoff correctly. That analysis starts with knowing what the existing conditions are. A survey that captures current grades, drainage inlets and outfall connections gives the engineer real numbers to work from.

Without that data, the stormwater design is built on guesses. Wrong guesses generate plan revisions. Plan revisions delay permits and push the construction start date back.

Encroachments and Setback Issues That Can Delay Approvals

An encroachment happens when a structure sits on land it doesn’t belong to. A wall that crosses the property line onto a neighbor’s parcel is an encroachment. So is a canopy that extends into a public right-of-way without a permit.

Setback violations happen when a structure sits too close to a property line. On older Miami commercial sites, some structures were legal under old rules. They may not meet current requirements. When a redevelopment permit is filed, reviewers check the survey against current setback standards.

If the existing building has a setback violation, the city may require the new project to fix it before the permit is approved. That can change the project scope and the budget.

Finding encroachments and setback conflicts before the design is drawn gives the developer options. Those options include negotiating with the neighbor, redesigning to avoid the conflict or adjusting the project scope. All of those conversations are far less expensive before the permit application goes in.

Frequently Asked Questions

What Does a Commercial Property Surveyor Do Before Redevelopment Starts?

A commercial property surveyor verifies property boundaries, documents existing site conditions, identifies recorded easements, and gathers the information engineers and architects need to prepare redevelopment plans accurately.

Why Is a Survey Needed Before Redeveloping Commercial Property?

A survey helps uncover hidden restrictions, boundary conflicts, drainage concerns, and encroachments. If these issues are discovered late in the process, they can delay permits and increase construction costs.

Can a Commercial Property Surveyor Find Easements on a Property?

Yes. A commercial property surveyor locates recorded easements and maps them onto the site. This allows the design team to understand where building restrictions apply before plans are finalized.

When Should a Commercial Property Survey Be Ordered?

A commercial property survey should be ordered during the due diligence stage, before architects and engineers complete the redevelopment plans. Identifying problems early helps keep the project on schedule and reduces the risk of costly revisions.

Can Boundary Problems Delay a Commercial Redevelopment Project?

Yes. Encroachments, setback violations, and conflicting property lines can require redesigns and additional review. When these issues are discovered late, they can delay approvals and significantly increase project costs.

What a Residential Land Survey Reveals Before Buying an Older House

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Residential land survey showing a surveyor inspecting an older house, garage, and shed before a home purchase.

A residential land survey gives homebuyers a clearer picture of what they’re buying before they close. Older houses come with history, and not all of it shows up during a standard showing or home inspection. Changes made over the years, features added without permits, and structures built close to the property line can all affect how a property is used after purchase. A survey puts that information on paper before the transaction is final.

Why Older Houses May Have Hidden Property Problems

An older house has often changed hands several times. Each owner may have made changes without keeping records, pulling permits, or checking property boundaries first. A sunroom gets added to the back of the house. A small shed goes up near the rear fence. A concrete pad gets poured along the side yard. These changes happen over many years and across different owners.

The problem is that a buyer inherits all of those situations without knowing they exist. A room added without a permit may not meet current building rules. A shed placed near the property line may sit closer to the boundary than local rules allow. A path shared with a neighbor may have no legal record behind it. A survey can bring these issues to light before a purchase is final.

What a Residential Land Survey Can Show Before You Buy

A residential land survey produces a drawing of the property based on field measurements and recorded documents. It shows the legal boundary of the lot, the location of corner markers, and the positions of buildings and other features on the lot.

For an older house, that drawing often shows things a walkthrough doesn’t catch. A home inspection checks the condition of a structure. A survey checks where that structure sits on the lot. The survey shows whether a detached garage sits within the property boundary, whether an addition sits close to a setback line, and whether any structure appears to cross onto a neighboring property. A buyer who has that information before closing knows what they’re taking on.

Clues That the Property Has Changed Over the Years

Some changes on older properties leave visible clues. A room addition that doesn’t match the original roofline suggests work was done after the house was built. A concrete driveway that lines up with a neighbor’s driveway may be part of a shared arrangement that was never recorded. A shed that looks newer than the surrounding yard may have been placed without checking the boundary.

These clues point to questions a survey can help answer. The addition may or may not appear on the property’s permit history. The shared driveway may or may not have a recorded easement behind it. The newer shed may or may not sit within the legal boundary. A survey shows where these features sit relative to the property line and gives a buyer solid information to work from.

How a Residential Land Survey Can Help You Ask Better Questions

Survey results give a buyer specific information to bring to a conversation with the seller, a real estate attorney, or a title company.

Without survey information, a buyer asking about a shed near the back fence is working from a general concern. With survey results showing the shed sits two feet from the property line in an area where five feet is required, the buyer has a specific fact to raise. That leads to a better conversation about whether the shed has a permit, whether a variance exists, and whether the placement creates any risk.

The same applies to shared features. If a survey shows a path that connects to an adjacent lot, a buyer can ask whether any recorded access exists for that path. Getting a clear answer before closing is much simpler than finding out the arrangement is informal after the purchase is done.

When an Older House May Need a Closer Look

Some features of an older property are worth extra attention before a buyer moves forward.

An unusual lot shape is one of them. Flag lots, pie-shaped parcels, and lots with irregular corners are harder to read visually. What looks like open yard space may include areas that fall inside an easement or belong to a right-of-way.

Structures sitting close to the visible edge of the lot are another signal. When a garage, an addition, or a large patio sits near the apparent property line, a survey confirms whether those features stay within the legal boundary. That matters more to a new buyer than it did to the original owner. A new buyer takes on whatever issues exist at closing, including problems that were never addressed by a prior owner.

Missing corner markers on an older lot also signal that the boundary hasn’t been physically confirmed in some time. When the markers that define the lot corners are gone, there’s no reliable reference point for where the legal line actually sits.

Frequently Asked Questions

What is a residential land survey?

A residential land survey is a scaled map based on field measurements and recorded property documents. It shows the legal boundaries of a lot, the location of corner markers, and the positions of buildings and other features on the property.

What can a residential land survey reveal before buying a house?

A survey can show where the property boundaries sit, whether any structures fall close to or beyond those boundaries, and whether features like shared paths or driveways have any formal legal record behind them.

Can a residential land survey show changes made to a property?

Yes. A survey shows the current location of buildings and permanent features on the lot. When those features appear to have been added at different times, the survey shows their positions relative to the legal boundary.

Why are surveys useful for older houses?

Older homes often have additions, sheds, driveways, and other features added by different owners over many years. A survey shows where those features sit on the lot and whether any of them raise questions about setbacks, encroachments, or informal access arrangements.

When should I ask about getting a residential land survey?

Buyers often consider a survey when they want a clearer picture of a property before purchase, especially when the house is older, the lot has an unusual shape, or visible features raise questions about past changes or where the boundary sits.