Should I Get a Survey When Buying in Englewood?

Should I Get a Survey When Buying in Englewood?

Boundary and Encroachment Surprises Can Kill Your Deal

A boundary survey in Englewood routinely uncovers encroachments – fences, sheds, or driveways that cross property lines – which can block your lender or title company from closing on time. According to Bray Law Offices and Real RES, if a survey shows a neighbor’s structure on your future lot or your home violating a setback, you may have to negotiate a removal, pay for an easement, or walk away. In one transaction, a buyer discovered a pool deck extended two feet into a utility easement; the title insurer refused coverage until the seller paid $7,500 for a legal agreement with the utility. If you discover this after closing, you’re on your own for legal costs and repairs.

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

Surveys in Englewood frequently reveal hidden easements – driveway, drainage, or utility rights – that can block your plans for a pool, addition, or fence. The Florida Department of Environmental Protection and local surveyors regularly map easements near waterways, and missing one can mean you lose the right to build or even access your property as expected. I’ve seen buyers cancel contracts when a survey revealed a 15-foot drainage easement running through the backyard, wiping out their plans for a pool and reducing the home’s value by $10,000 – $20,000. If you skip the survey, you risk inheriting restrictions that can’t be undone.

Title Insurance May Exclude Critical Coverage Without a Survey

In Florida, title companies often add a “survey exception” to your policy if you don’t provide a current survey, leaving you exposed to boundary, encroachment, or access disputes. The Florida Agency for Real Estate-Related Content confirms that without a survey, you may not be covered for future legal claims about your property lines or improvements. In one Englewood closing, a buyer who declined a survey later found out a neighbor’s dock encroached on their canal frontage – title insurance refused to pay, and the buyer spent $12,000 in legal fees to resolve the dispute. Discovering this after closing can mean you’re stuck with the problem and the bill.

How to Protect Yourself Before You Commit

1. Order a New Survey Early: Request a current boundary survey as soon as your offer is accepted.
2. Review the Survey with Your Agent: Go over the results for encroachments, easements, and setback violations.
3. Check for Elevation Certificates: If the property is near water or in a flood zone, order an elevation certificate to avoid insurance surprises.
4. Negotiate Survey Issues Before Closing: Use survey findings to request repairs, price reductions, or contract changes.
5. Get Written Confirmation from Title and Lender: Ensure both parties accept the survey and will issue coverage with no exceptions.

We bought two units from Mike and Eric and sold one over the last four years. One thing that made life much easier for us was how they understood our feelings and situation regarding pricing. They knew where the other party was coming from, which made the process faster without all the back and forth. Once the contract was signed, their staff was great; I literally had to do nothing other than decide what color pen to sign with. Eric wasn’t just out to make a sale; he was tremendously helpful to us. Every week, he checks our apartment without asking for money, and when we had a storm, he even moved our car to safety. It wasn’t just about the sale; he became a friend and helped us out after the sale, just because we don’t live here.

– Mindy and Joe, Customer Review

What a Local Agent Catches That You Won’t See in the Listing

In Englewood, I’ve caught deal-killing issues that would never show up in a listing or public records. On one Gulf-access home, the listing agent assured us the dock was included, but my review of the survey showed the dock was actually built on state-owned submerged land – meaning the buyer would have had to pay for a costly state lease or risk removal. That saved my client a $20,000 headache and a potential lawsuit. In another case, a survey revealed a neighbor’s fence cut five feet into the property, which the seller had no idea about; we negotiated a $10,000 price reduction and an agreement to move the fence before closing.

Questions Clients Actually Ask

Can I use an old survey from the seller?

You can try, but most lenders and title companies in Englewood require a current survey dated within the last 6 – 12 months, especially if there have been additions or changes to the property. Using an outdated survey increases your risk of missing new encroachments or easements.

What does a survey actually show me?

A Florida residential survey shows your exact property boundaries, locations of buildings, fences, pools, driveways, easements, and any encroachments from neighboring lots. In Englewood, it’s especially important for canal-front or coastal properties where water boundaries and state land are involved.

Who pays for the survey in Englewood?

In most Englewood transactions, the buyer pays for the survey as part of closing costs, but this is negotiable and should be specified in your contract. If you want the seller to pay, make that part of your offer up front.

What To Do Right Now

Order a current boundary survey and elevation certificate (if applicable) as soon as you go under contract – don’t wait for your lender or title company to ask.

About the Author

I’m Michael Renick — a Florida West Coast broker with over 15 years guiding families through some of the biggest decisions of their lives. I’ve built my practice on hard work, honesty, and total transparency. No shortcuts, no spin — just straight answers, deep market knowledge, and the dedication my clients deserve from start to close.

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