Who Pays for Survey in St. Armands?

Who Pays for the Survey in St. Armands?

How This Works in Florida Specifically

In Florida, the responsibility for paying for a property survey is not dictated by law but is governed by local custom and contract negotiation, with most deals following the Florida Realtors/Florida Bar “AS IS” Residential Contract. Sarasota County, including St. Armands, follows the standard practice where the buyer pays for the survey unless otherwise negotiated. Lenders frequently require a current survey before issuing a mortgage, and title companies may demand it to issue clean title insurance. If the survey reveals encroachments or easements – especially on barrier islands like St. Armands – buyers can face significant closing delays or forced price reductions. The Florida Department of Business and Professional Regulation (DBPR) oversees surveyor licensing, ensuring surveys meet state standards.

I had been looking for a local condo for over a year and was very unhappy with the service. I had worked with three agents from three different national chains. None of the three seemed to know the market very well, took the time to understand what I’m looking for, and most importantly rarely followed up when they told me they would. I have never experience such a lazy approach to working with a buyer. Things changed when I met Mike and part of his team at their St. Armands office. The first thing Mike did was apologize for the poor service…even though it wasn’t his fault. I already knew that I found someone who help himself accountable. What a breath of fresh air! After spending about 30 minutes with me understanding what I was looking for, Mike introduced me to Eric. Between the two of them, they found five condos for me to look at. Each of the five, met my criteria. They actually did listen. I’m excited because we plan to submit an offer later today. The market analysis they prepared was thorough and easy for me to understand. I cannot recommend more highly any other realtors to work with. Thank you Mike and Eric!

– Jules Schroder, Google Review

How This Is Typically Negotiated

In most St. Armands transactions, the buyer pays for the survey as part of their closing costs, but this is always negotiable in the contract. In a strong seller‘s market, sellers rarely agree to cover the survey fee, but in slower markets or with unique properties, buyers can sometimes negotiate for the seller to split or pay the cost. If a seller provides a recent, certified survey that meets lender and title requirements, buyers can sometimes avoid this expense altogether. In my experience, deals have fallen apart when buyers assumed an old survey would be accepted, only to learn – often days before closing – that a new survey was required and neither side wanted to pay.

Exceptions and Variations

There are exceptions to the standard rule. For condos in St. Armands, surveys are rarely required because the association maintains the land boundaries. In cash deals, if both parties agree and the buyer accepts the risk, a survey might be waived entirely. For commercial or multi-family properties, survey costs are higher and more often negotiated, especially if the property has complex easements or waterfront boundaries. If a prior survey exists but is outdated or missing key certifications, lenders and title companies may still demand a new one, shifting the cost back to the buyer.

Standard vs. Exceptions

What This Means for Your Specific Transaction

If you’re buying in St. Armands, expect to budget $415 – $840 for a survey – sometimes more for waterfront or complex lots. I’ve seen buyers get caught off guard when their lender refused to accept an old survey, forcing a last-minute rush and an extra $600 bill. In one deal, a boundary issue found by the survey led to a $30,000 price reduction, but only because we caught it in time. If you’re selling, providing a recent survey can make your property more attractive and speed up closing, but you’re not required to pay unless you agree to it in the contract.

My wife and I have owned nine houses/ condos. Eric Teoh rates right at the top as a realtor and person for being competent, caring and thorough. Eric led our search, offed excellent insights and was successful in finding our most recent purchase. Eric has truly gone the “extra mile” by checking while our condo was being renovated after the sale. He , also, checks the property while we are away. We have found Eric to be an excellent listener, who had our best interest in mind during our search and purchase. Eric is approaches his duties with a genuine positive professinal attitude. Eric has my permission to give you my contact information, if, you would like to talk with me.

– coach pariseau, Zillow Review

Questions Clients Actually Ask

Can I use the seller’s old survey to save money?

You can sometimes use a seller’s old survey if it’s recent, certified, and accepted by both the lender and title company, but many times a new survey is required. If the old survey doesn’t match current conditions or lacks proper certification, you’ll need to pay for a new one.

What happens if the survey finds a problem?

If the survey reveals encroachments or easements, you may need to renegotiate the contract, delay closing, or even walk away. These issues can cost buyers thousands or force sellers to fix problems before the deal can proceed.

Is a survey required by law in Florida?

Florida law does not require a survey for every transaction, but most lenders and title insurers do. Skipping a survey exposes you to boundary disputes and title risks that can cost far more than the survey itself.

What To Do Right Now

Before making an offer in St. Armands, ask for any existing survey and confirm with your lender and title company if it’s acceptable – don’t assume you can skip this step.

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