Florida land survey rules
Florida's Board of Professional Surveyors and Mappers is part of the Florida Department of Agriculture and Consumer Services (s. 472.007, Fla. Stat.).
Who licenses land surveyors in Florida
Florida's surveyor law is Chapter 472 of the Florida Statutes, Land Surveying and Mapping, which licenses surveyors under the title professional surveyor and mapper (s. 472.005, Fla. Stat.).
The board's rules, including its standards of practice for boundary surveys, are Chapter 5J-17, Professional Surveyors and Mappers, of the Florida Administrative Code.
Sources: Board: Board of Professional Surveyors and Mappers; Governing law: Chapter 472, Florida Statutes; Board rules: Fla. Admin. Code Chapter 5J-17
Who may survey
No one may practice or offer to practice surveying and mapping in Florida without being registered under Chapter 472, and doing so is a first degree misdemeanor (s. 472.031, Fla. Stat.).
Only a registered surveyor and mapper may use titles such as surveyor, land surveyor or professional surveyor and mapper (s. 472.031(1)(b), Fla. Stat.).
A corporation, partnership, association or person practicing under a fictitious name must hold a certificate of authorization to offer surveying and mapping services to the public (s. 472.021(2), Fla. Stat.).
A surveyor working under their own given name does not need a certificate of authorization, but one is required once Inc., LLC or another business entity name is added (Fla. Admin. Code R. 5J-17.063).
A certified firm must have at least one principal officer or partner who is a registered surveyor and mapper, and everyone who acts for it as a surveyor in Florida must be registered (s. 472.021(1), Fla. Stat.).
Every final plat, drawing or report a registered surveyor issues must be signed, dated and stamped with the surveyor's seal, and these can be signed and sealed electronically (s. 472.025, Fla. Stat.).
Sources: Unlawful to survey without registration; Firms need a certificate of authorization; Own name is exempt, adding LLC or Inc. is not; Signed, dated and sealed
Minimum standards for a boundary survey
Every boundary survey must produce a map, on paper or digital, that states the survey is a Boundary Survey (Fla. Admin. Code R. 5J-17.052(1)(c)).
Before surveying, the surveyor must research the records to find the record boundaries and any conflicting boundary locations, though this does not require a title search (Fla. Admin. Code R. 5J-17.052(1)(a)).
The surveyor must set monuments at the corners unless monuments already exist or physical obstructions prevent setting them (Fla. Admin. Code R. 5J-17.052(2)(a)).
Each monument set must be at least 18 inches long, carry a cap with the Florida license number of the surveyor in responsible charge or the firm's certificate number or name, and be findable with a metal detector (Fla. Admin. Code R. 5J-17.052(2)(b)).
Fences, walls, buildings and other visible evidence of boundary lines must be shown on the map, and any apparent use onto or from neighboring property must be shown or noted (Fla. Admin. Code R. 5J-17.052(3)).
Recorded rights of way and easements on the plats, and visible evidence of easements across the land, must be located and shown on the map (Fla. Admin. Code R. 5J-17.052(4)).
Every survey map must show the issuing firm's name, certificate of authorization number and address, the name and license number of the surveyor in responsible charge, and a survey date (Fla. Admin. Code R. 5J-17.051(3)).
A paper survey map and its copies must state that they are not valid without the original signature and seal of a Florida licensed surveyor and mapper; electronically signed and sealed maps are the exception (Fla. Admin. Code R. 5J-17.051(3)(e)).
Sources: Map stating it is a Boundary Survey; Map shows firm, surveyor and license number
Checking a surveyor's license
You can look up a Florida surveyor (license type LS, Surveyor and Mapper) or surveying firm (LB, Surveyor Business) by name or license number, such as LS9999, in the Department of Agriculture and Consumer Services Business Lookup. While records move to a new system, search both the legacy and the new License Lookup.
Filing a complaint
The Florida Department of Agriculture and Consumer Services investigates any complaint against a surveyor that is in writing, signed by the person complaining and legally sufficient (s. 472.033(1)(a), Fla. Stat.).
The department may also investigate an anonymous complaint if it is in writing, legally sufficient and alleges a substantial violation (s. 472.033(1)(a), Fla. Stat.).
When someone without a license surveys, the department can order them to cease and desist and can impose an administrative fine (s. 472.036, Fla. Stat.).
Sources: Written, signed complaints are investigated; Unlicensed surveying: cease and desist and fines
Common questions
What must a boundary survey include in Florida?
A Florida boundary survey must result in a map that states it is a Boundary Survey. The surveyor researches the records first, sets monuments at the corners unless they already exist (at least 18 inches long, capped with the surveyor's license number or the firm's certificate number or name), and shows fences, walls, buildings, easements and any use onto or from neighboring land. The map names the firm and the surveyor in responsible charge with their license number, and is signed, dated and sealed.