Who Orders the Survey in Bird Key Transactions?

Who Actually Orders the Survey in Bird Key Real Estate Transactions?

How This Works in Florida Specifically

In Florida, the buyer typically orders the property survey after the contract is executed, especially in markets like Bird Key where waterfront boundaries and flood zones are common. The FAR/BAR “As Is” contract, used in nearly every Sarasota County transaction, specifies who is responsible for the survey – and unless negotiated otherwise, it defaults to the buyer. Lenders and title companies will not clear a closing without a current, acceptable survey, and this is not just custom: it’s a requirement for issuing title insurance and finalizing mortgage underwriting. The Florida Department of Business and Professional Regulation (DBPR) oversees surveyor licensing, ensuring that only certified professionals can produce a survey that meets these standards.

Purchasing a home can be a time-consuming and stressful venture: visiting prospective homes; identifying the pros and cons of each property; deciding which properties are right for you; final visit at these properties; making an offer (and counteroffer); dealing with the Sellers realtor; reviewing the Agreement For Sale; finding an attorney; finding a home inspection company; and acquiring home and flood insurance. Then the difficult task starts, working with a bank and filling out all the paperwork (Ugh!). Mike and Eric were very helpful throughout the process and kept us informed of our requirements and responsibilities for each deadline.

– bshea20047, Zillow Review

How This Is Typically Negotiated

In most Bird Key deals, the contract assigns survey responsibility to the buyer, but this is negotiable before contract signing. If a seller has a recent, acceptable survey, buyers sometimes negotiate to use it to save time and money – but lenders or title insurers may still require a new one if the existing survey is outdated or if there have been changes to the property. In my experience, buyers who try to skip or delay the survey to save money often end up paying more in rush fees or risk missing their closing date. The leverage points come down to how competitive the deal is and whether the seller can provide a survey that meets lender and title requirements.

Exceptions and Variations

There are exceptions in Bird Key and greater Sarasota County. Cash buyers sometimes waive the survey, but this exposes them to boundary risks that can cost tens of thousands if a neighbor claims part of the lot. In rare cases, a seller may agree to pay for the survey to sweeten the deal, especially if the property has unusual boundaries or known encroachment issues. Condominium transactions usually do not require a boundary survey, but single-family homes and especially waterfront lots almost always do. If the property is in a flood zone, an elevation certificate (often ordered with the survey) may also be required for insurance.

Standard vs. Exceptions

What This Means for Your Specific Transaction

If you’re buying in Bird Key, you should plan to order the survey as soon as your contract is signed – especially if your lender or title company requires it, which is almost always the case for waterfront homes. I once had a client who waited until two weeks before closing to order the survey, only to discover a neighbor’s fence encroached by three feet. That forced a last-minute negotiation, delayed closing by ten days, and cost the seller $4,500 to resolve. In Bird Key, where lot lines are tight and improvements are common, skipping or delaying the survey is a six-figure mistake waiting to happen.

We recently closed on our dream home due to Eric Teoh’s market knowledge and expertise. His grasp of the market and his hands on approach were instrumental to our successful purchase. Eric had remarkable market information available at a moment’s notice. He skillfully assisted us in preparing our strategy. He interfaced with our seller, assisting while remaining professional. I wholeheartedly recommend Eric Teoh as a valuable resource in any Sarasota real estate transaction.

– N Isaacson, Google Review

Questions Clients Actually Ask

Can I use an old survey from the seller?

You can sometimes use an existing survey if it’s recent and no changes have been made to the property, but lenders and title companies often require a new one for Bird Key homes. If the old survey is rejected, you’ll need to order a new one, which can delay closing.

What happens if the survey finds a problem?

If the survey reveals an encroachment or boundary dispute, it can delay or even kill the deal until the issue is resolved. In Bird Key, this might mean moving a fence, negotiating with a neighbor, or requiring the seller to cure the defect before closing.

How long does it take to get a survey in Bird Key?

A typical residential survey in Bird Key takes about a week, but surveyor backlogs can stretch this out, especially during peak season. Ordering early is critical to avoid missing your closing date.

What To Do Right Now

Order your survey immediately after your contract is signed, and confirm with your lender and title company that it meets their requirements.

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