Florida continues to be one of the fastest-growing states in the country. From residential neighborhoods to commercial complexes, developers are shaping the landscape of cities like Jacksonville, Orlando, and Miami. But before breaking ground, there’s one crucial step every Florida developer must get right: understanding and complying with local surveying regulations.
This guide breaks down everything you need to know about how local rules impact land surveying. Whether you’re planning a new subdivision or renovating a commercial site, this post will help you stay compliant and avoid costly mistakes.
Why Surveying Matters in Florida
Florida’s unique terrain, coastal exposure, and rapid urban development make accurate land surveying essential. Surveys ensure that your project boundaries are correct, protect you from legal disputes, and satisfy local permitting agencies.
However, survey standards in Florida are not just technical—they are also legal. Local governments, utility companies, and environmental agencies often have specific requirements tied to your development’s location. Missing any of these could delay or derail your project.
1. Surveying Standards All Florida Developers Must Follow
Surveying in Florida is regulated by both statewide laws and local ordinances. The Florida Board of Professional Surveyors and Mappers (FBPSM) sets the baseline for licensing and conduct. But local authorities may add requirements based on their geographic and zoning conditions.
Some of the standard regulations include:
- Florida Administrative Code (FAC) Rule 5J-17 – Governs the minimum technical standards for surveys.
- Chapter 472, Florida Statutes – Outlines licensing requirements for surveyors and mappers.
- Local municipal codes – May include zoning overlays, setback requirements, and flood zone assessments.
👉 Tip: Always check with your county’s planning or permitting office before commissioning a survey.
2. Different Types of Surveys Required by Local Authorities
Depending on your project, you may need more than just a boundary survey. Local building departments and permitting agencies in Florida often require:
- Boundary Surveys – Confirms the legal property lines.
- Topographic Surveys – Shows elevation and contour information.
- ALTA/NSPS Surveys – Required for commercial transactions and financing.
- Subdivision Plats – For dividing land into parcels.
- As-Built Surveys – To confirm construction compliance after work is completed.
- Wetland or Environmental Surveys – Often mandatory for developments near protected ecosystems.
Each city or county may specify what type is needed. For example, St. Johns County has strict elevation documentation requirements due to its flood risk zones, while Miami-Dade County mandates elevation certificates for many developments near the coast.
3. Local Surveying Pitfalls That Can Delay Your Project
Even seasoned developers make mistakes when they overlook local nuances. Here are some common issues:
a. Ignoring Flood Zones
Much of Florida lies within flood-prone areas. Failing to conduct elevation surveys or ignoring FEMA floodplain maps can result in significant delays in permitting.
b. Overlooking Easements and Rights-of-Way
Your site may legally include land that is unusable due to utility easements or public access rights. A proper survey will uncover these limitations.
c. Non-Compliant Platting
If your site needs to be subdivided, the new plat must follow exact formatting and legal standards. Submitting an incorrect plat can delay county approval by weeks or months.
4. Permitting and Survey Submissions: What to Expect
Each local jurisdiction has its own process, but most Florida counties follow a general pattern:
- Pre-Application Meeting – Often required for large-scale developments.
- Preliminary Survey Review – Check property boundaries, easements, and zoning.
- Permit Application – Include the appropriate type of survey (PDF and hard copy may be required).
- Public Hearings or Review Boards – For variances or rezoning.
- Final Survey Submission – As-built or final plat submitted before occupancy.
📌 For Jacksonville developers, you can consult the City of Jacksonville Development Services Division for local permitting rules and survey submission standards.
5. Choosing the Right Surveying Partner
To stay compliant, it’s critical to hire a licensed surveyor who understands both state regulations and local ordinances. At Arc Surveying & Mapping, Inc., we specialize in helping Florida developers navigate complex surveying requirements from pre-development to final sign-off.
We have decades of experience working with municipalities across the state, including:
- Duval County
- Miami-Dade County
- Hillsborough County
- St. Johns County
- Broward County
Our team stays up to date with local changes in zoning laws, floodplain maps, and coastal development regulations—so you don’t have to.
👉 Explore our full range of surveying services here.
6. Best Practices to Stay Ahead of Local Regulations
To avoid costly delays and rework, keep these strategies in mind:
- Start early – Involve a licensed surveyor before finalizing project designs.
- Verify zoning compliance – Don’t assume zoning hasn’t changed since the last build.
- Review subdivision plat rules – Every county has different subdivision requirements.
- Stay FEMA-compliant, especially in coastal or flood-prone regions.
- Maintain accurate records – Always keep backup copies of previous surveys.
7. Case Study: How a Jacksonville Developer Avoided a Permitting Nightmare
One of our clients in Jacksonville was planning a 15-lot residential development. Initially, they worked off an old boundary survey from five years prior. However, our team discovered that a local zoning change had altered setback requirements and affected the usable land area.
Because we updated the survey and advised on new compliance steps, they avoided resubmitting their plans, which would have delayed the project by three months.
💡 Lesson learned: Surveying is not just about lines on a map—it’s your key to building legally and efficiently.
Conclusion
Every Florida developer must understand that local surveying regulations are more than a formality—they are a foundational part of your project’s success. Failing to comply can result in unexpected delays, additional costs, and legal complications.
Working with experienced surveyors who know the landscape—both physical and regulatory—is your best strategy for keeping your development on track.
Need Help Navigating Local Surveying Rules?
Arc Surveying & Mapping, Inc. is here to help Florida developers get it right the first time. Contact our expert team for a consultation or request a quote today.