Welcome to Jacksonville Land Surveying

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This site is intended to provide you with information on Land Surveying in the Jacksonville, Florida and Duval County area of Florida. If you’re looking for a Jacksonville Land Surveyor, you’ve come to the right place. If you’d rather talk to someone about your land surveying needs, please call our local number at (904)-712-2289 today. For more information, please continue to read.

land surveyingLand Surveyors are professionals who make precise measurements to determine the size and boundaries of a piece of real estate.  While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:

Jacksonville Land Surveying services:

    1. I need to know where my property corners or property lines are. (Boundary Survey)
    2. I have a loan closing or re-finance coming up on my home in a subdivision. (Lot Survey)
    3. I need a map of my property with contour lines to show elevation differences for my architect or engineer. (Topo Survey)
    4. I’ve just been told I’m in a flood zone or I’ve been told I need an elevation certificate in order to obtain flood insurance or prove I don’t need it. (Flood Survey)
    5. I’m purchasing a lot/house in a recorded subdivision. (Lot Survey – See Boundary Survey if you’re not in a subdivision.)
    6. I’m purchasing a larger tract of land, acreage, that hasn’t been subdivided in the past. (Boundary Survey)

Contact Jacksonville Land Surveying services TODAY at (904) 712-2289.

ALTA Land Survey Mistakes That Slow Commercial Closings

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ALTA land survey in progress at a commercial property with a surveyor using a total station during fieldwork

An ALTA land survey is an important part of many commercial real estate deals. It gives buyers, lenders, title companies, and property owners clear information about the land before the closing date.

When the process starts early and everyone shares the right documents, the survey can help the deal move forward with fewer problems. However, missing records, unclear survey requests, hard site conditions, and slow communication can delay the work.

These issues may lead to extra field visits, survey changes, or more review time. Knowing what causes delays can help property teams avoid last-minute problems and keep the closing on schedule.

Why Missing Property Records Delay an ALTA Land Survey

A surveyor needs complete property records before starting an ALTA land survey. These records help explain the legal history of the property and show what must appear on the final survey.

Important documents may include the current deed, title commitment, legal description, easement records, recorded plats, and older surveys. If one or more of these records are missing, the surveyor may not have enough information to complete the work.

Problems can also happen when documents do not agree. For example, the legal description in a deed may differ from the one in a title commitment. An easement may be listed in one record but missing from another.

When this happens, the surveyor must spend more time checking records and asking questions. The title company or attorney may also need to find added documents.

The best way to avoid this delay is to gather all property records before ordering the survey. Early document review gives the surveyor more time to find and solve problems.

Common Site Conditions That Create Unexpected Survey Delays

Even with complete records, the site itself may create delays.

Surveyors need safe and clear access to the property. Locked gates, active work zones, heavy brush, standing water, or blocked areas can make fieldwork harder. Large commercial sites may also require more time because crews must measure many features.

Missing survey monuments can also slow the process. These markers help surveyors confirm property lines. If they are damaged, buried, or gone, the surveyor may need more fieldwork and record research.

Conflicting boundary evidence may also require added study. A fence, wall, driveway, or other feature may not match the recorded property information. The surveyor must review the evidence before reaching a final result.

Common site issues include:

  • Heavy brush or trees that block access
  • Locked or restricted areas
  • Active construction or unsafe work zones
  • Missing or damaged property markers
  • Conflicting signs of property lines

Property owners should tell the surveyor about known site problems early. This helps the survey crew plan the right equipment, staff, and amount of time.

Table A Items That Are Often Overlooked Before Ordering

An ALTA land survey follows a set of standard requirements. It may also include optional items listed in Table A.

These items provide added details when a lender, buyer, attorney, or title company needs them. Some requests may require more research, fieldwork, or map details.

A common mistake is choosing Table A items after fieldwork has already started or ended. If the surveyor did not collect the needed information during the first visit, the crew may need to return to the site. That extra visit can raise the cost and slow the closing.

The project team should discuss Table A items before ordering the survey. The lender, title company, buyer, and attorney should confirm what information they need and send those choices to the surveyor.

Early planning helps the surveyor prepare the right scope of work and reduces the chance of late changes.

Why Early Coordination Between Surveyors and Title Companies Matters

Commercial closings involve many people. The buyer, seller, lender, title company, attorney, surveyor, and property manager may all need to review part of the deal.

Poor communication can cause delays when one person is waiting for information from another.

The title company may need to send record documents to the surveyor. The surveyor may find an issue that needs legal review. The lender may request added survey details. The property owner may need to provide access to part of the site. When these steps happen late, the closing date can be at risk.

Early coordination gives the team time to solve problems. It also helps everyone understand the survey deadline, review process, and final delivery date. A clear point of contact can make the process easier. That person can collect questions, share records, and make sure the right people receive updates.

Reviewing an ALTA Land Survey Before the Closing Date

The project team should review the completed survey as soon as it arrives. Waiting until the day before closing leaves little time to ask questions or request changes.

The review may include property lines, buildings, access points, easements, encroachments, parking areas, and title exceptions. Buyers and lenders may also compare the survey with the title commitment. An encroachment happens when a building, fence, pavement area, or other feature crosses a property line or easement. This may require more review before the deal can close.

The title company or attorney may also find a record that does not match the survey. The surveyor may need to explain the issue or revise part of the drawing. Early review gives the team time to handle these questions without rushing. It also helps prevent last-minute changes to loan or closing documents.

Frequently Asked Questions

What documents should be provided before an ALTA land survey begins?

The surveyor may need the current deed, title commitment, legal description, easement documents, recorded plats, and any older surveys. Complete records help the work move faster.

Can an ALTA land survey delay a commercial closing?

Yes. Missing records, hard site conditions, late Table A choices, or unresolved survey questions can delay the closing. Early planning can reduce these risks.

What are Table A items on an ALTA land survey?

Table A items are optional survey details that a client or lender may request. Some items need added research or fieldwork, so they should be chosen before the survey starts.

How long does an ALTA land survey usually take?

The timeline depends on the size of the property, the quality of the records, site access, and the amount of work required. Large or complex properties may take longer.

Who typically requests an ALTA land survey?

Buyers, lenders, title companies, attorneys, developers, and commercial property owners may request an ALTA land survey during a real estate deal.

When an Elevation Certificate Helps Lower Flood Insurance Costs

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Elevation certificate survey showing a surveyor measuring an elevated home in a flood prone area

An elevation certificate shows how high a building sits compared to expected flood levels. It gives insurers, local officials, and owners facts about the building’s height and flood risk.

This document may help lower flood insurance costs. This happens when the measured height shows the building faces less risk than old records show. But lower rates are not guaranteed. Insurers also look at other things. These include flood frequency, distance from water, and the type of foundation.

An elevation certificate still gives useful facts. It may help an agent look closely at the property. The agent can then decide if the measurements support a lower price.

Why Flood Insurance Prices Depend on Accurate Elevation Data

Flood insurance prices depend partly on the chance that floodwater could enter or damage a building. One key fact is the height of the first floor. This is compared to the expected flood level.

A building with a higher first floor may face less risk. Floodwater must rise farther before it reaches the living space. FEMA’s National Flood Insurance Program uses First Floor Height as one factor when setting prices. Owners may send in an elevation certificate to see if it could lower their cost.

The certificate does not set the price by itself. Pricing may also depend on the building’s location, nearby water, flood frequency, foundation, and cost to rebuild.

So owners should not assume that a certificate will always save money. The document gives better facts. The insurance company then uses those facts as part of its full risk review.

Properties That Benefit Most From an Elevation Certificate

Most owners do not need an elevation certificate just to buy flood insurance. Still, some homes may benefit more than others. FEMA says owners in high-risk flood zones may need one. This shows the property follows local flood safety rules.

An elevation certificate may also help when records do not show the building’s true height. Older homes often have missing or old data. In these cases, an insurer may guess the height until the owner sends in real measurements.

Properties near the edge of flood-zone maps may also benefit. The map may place the land in a certain zone. But the certificate can show the exact height and spot of the building itself.

Common cases include:

  • An older home with no elevation record
  • A building near the edge of a flood zone on the map
  • A property with a price based on a guessed height
  • A home that was raised or changed after old records were made
  • A buyer who wants clear flood-risk facts before buying

Owners should first ask their local floodplain manager if a certificate is already on file. This person may work for the city or county building office.

What Information Is Included on an Elevation Certificate

An elevation certificate has more than one height measurement. It gives a full record of the building, the property, and the flood facts used during the survey. The form may list the address, legal details, flood zone, map facts, building type, and the lowest floor height. It may also show the height of garages, crawlspaces, basements, equipment, and nearby ground.

The surveyor records heights using a known point, called a benchmark. This lets other experts see how the measurements relate to the official flood map. The certificate may compare the lowest floor to the Base Flood Elevation. FEMA says the Base Flood Elevation is the expected height of water during a flood. This type of flood has a 1 percent chance of happening in any year.

The form also has photos and certification details. These help show the building type and back up the measurements.

How Surveyors Collect Elevation Information for Certification

A trained surveyor starts by checking flood maps, property facts, and elevation points. FEMA’s Flood Map Service Center gives access to official flood maps. During the visit, the surveyor measures the building and nearby ground. Tools may include a digital level, total station, or GPS survey gear. The surveyor ties these measurements to an approved benchmark.

The surveyor may measure the lowest floor, the lowest ground next to the building, the highest nearby ground, garages, and key equipment. The exact measurements depend on the building type. Being precise matters. Small height differences can change how flood risk is understood. A mistake could lead to a wrong insurance review or problems with local rules.

The FEMA form must usually be done by a land surveyor, engineer, or architect. This person must be allowed under state law to certify elevation facts. Some parts may also be done by a local official.

When to Update an Elevation Certificate After Property Changes

An old elevation certificate may still work if the building has not changed. But a new certificate may be needed after big work is done. It may also be needed when new flood data comes out. A home addition can change the building’s shape or lowest floor. Rebuilding after damage may also affect the records. Raising the building, changing the foundation, closing in a lower area, or moving key equipment can create new facts that need to be written down.

A new certificate may also help after a flood map is updated. Flood maps change from time to time as risks and local facts change. Before paying for a new survey, owners should show the old certificate to their agent, floodplain manager, or surveyor. These experts can help decide if the old form still gives enough facts.

Frequently Asked Questions

How does an elevation certificate affect flood insurance?

It gives the insurance company real facts about the building’s height and features. This may support a lower price, but it does not guarantee one.

Is an elevation certificate required for every property?

No. Most owners do not need one to buy National Flood Insurance Program coverage. Some properties in high-risk areas may need one for local rules.

Who is qualified to prepare an elevation certificate?

A land surveyor, engineer, or architect allowed by state law may complete and certify the facts. Local officials may complete some parts when allowed.

Can an old elevation certificate still be used?

Maybe. It may still work if the building has not changed. It also must have the facts the insurer or local official needs.

Does an elevation certificate change my FEMA flood zone?

No. The certificate records the building’s spot and height. It does not change the official flood map by itself. FEMA must approve a formal map change for that to happen.

When a Percolation Test Changes Site Development Plans

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Percolation test pit with standing water and soil testing equipment on a residential development site in Jacksonville, Florida.

A percolation test can shrink your buildable area before you’ve poured a single foundation. Developers often treat it as a formality, something to check off between the survey and the permit application. It’s not. A failed or marginal percolation test can force a full site redesign, and the earlier you find that out, the less it costs you.

Here’s how a percolation test can reshape your plans, and what to watch for before it happens to you.

Why Slow Soil Absorption Can Shrink the Buildable Area

A percolation test measures how fast water soaks into the soil. Slow absorption means the ground can’t handle wastewater the way a septic system needs it to. When that happens, the area suitable for a drainfield gets smaller, sometimes by a lot.

This is where site plan redesign can become necessary, because the original building footprint may no longer work once poor soil absorption removes part of the usable land.

This matters because drainfields need specific soil conditions to work safely. If the soil on part of your lot absorbs too slowly, that section gets ruled out. The buildable footprint you planned around might not hold up once the test results come back.

What to do:

  • Order the percolation test before finalizing your site plan, not after.
  • Ask the tester to map exactly which zones passed and which did not.
  • Build flexibility into your early layout in case part of the lot gets excluded.

How Septic Suitability Can Shift the Entire Site Layout

A site plan usually starts with the house or building placement first. But if the property relies on a septic system, the order should flip. Septic suitability, driven by the percolation test, often has to come first, because it decides where the drainfield can legally sit.

Once that area is locked in, everything else has to work around it. Setbacks from the drainfield, distance requirements from wells or water bodies, and access for future septic maintenance can all push your building footprint into a different spot than you first imagined.

What to do:

  • Run the percolation test early enough to inform your layout, not confirm one you already drew.
  • Identify the required setback distances from your local health department before finalizing any placement.
  • Treat the drainfield location as a fixed point, then design around it.

Why Drainfield Placement May Control More Than the House Location

A drainfield doesn’t just need its own space. It needs protection from disturbance, which means driveways, parking areas, and even some landscaping choices have to steer clear of it. Heavy equipment driving over a drainfield can compact the soil and ruin its ability to function.

This is where developers get caught off guard. They plan a driveway route or a parking layout without checking where the drainfield sits, then find out during review that the two conflict.

What to do:

  • Get the drainfield location marked on your site plan before designing driveways or parking areas.
  • Avoid placing any heavy traffic route across or near the drainfield zone.
  • Check local rules on minimum setback distances between the drainfield and hardscape features.

How Failed Perc Results Can Force Redesign Before Permitting

A failed percolation test doesn’t always mean the project is dead. It usually means the plan needs to change. That could mean shifting the building footprint, reducing the number of units on a residential development, or installing an alternative septic system designed for poor soil conditions.

Alternative systems cost more and often require additional approvals. Developers who don’t budget time or money for this possibility can find their permitting timeline stretched by months.

What to do:

  • Ask your soil tester what alternative septic options exist if the standard test fails.
  • Get a rough cost estimate for alternative systems before you’re forced to choose one under time pressure.
  • Build a contingency budget into your project in case redesign becomes necessary.

Why Soil Saturation Patterns Matter More Than Lot Size

A large lot doesn’t guarantee good soil. Saturation patterns, meaning how water moves and pools underground across different seasons, can make even a spacious property unsuitable in certain sections. Florida’s water table sits close to the surface in many areas, which makes this especially relevant for site planning.

Developers sometimes assume more acreage means more flexibility. That’s not always true. A percolation test conducted during a dry season can also miss saturation issues that show up later, which is why timing and thoroughness matter.

What to do:

  • Ask if seasonal high water table data is available for the site, not just a single test result.
  • Consider testing during different times of year if the project timeline allows it.
  • Don’t assume a large lot solves a soil problem. Confirm it with data.

What This Means for Your Next Site Plan

A percolation test can reshape a development plan more than most developers expect going in. Slow absorption, septic suitability, drainfield placement, failed results, and seasonal saturation all play a role in what you can actually build and where. Run the test early, treat the results as a design input rather than a formality, and budget time for a possible redesign. It’s far cheaper than redesigning after permitting has already started.

Frequently Asked Questions

How long does a percolation test usually take to complete?

Most tests take a few hours to a full day for the fieldwork, although full analysis and reporting can take one to two weeks depending on the local health department’s review process.

Can a property fail a percolation test and still be developed?

Yes, in many cases. An alternative septic system designed for poor-draining soil can sometimes make the site workable, although it usually costs more and requires added approvals.

Does a percolation test need to be redone if a project is delayed for several years?

Often, yes. Soil conditions and local health department requirements can change over time, so an outdated test may not be accepted for a new permit application.

Is a percolation test required if the property will connect to a public sewer system?

Usually not, since the test is specifically used to evaluate soil suitability for septic systems. Properties on public sewer typically skip this step.

Can weather conditions affect percolation test results?

Yes. Testing during an unusually dry or wet period can produce results that do not reflect typical year-round soil conditions, which is why seasonal data matters for larger projects.