Most developers hand a surveyor a parcel number and expect magic. What actually happens is a paper trail, and it starts long before anyone sets foot on the property.

A licensed land surveyor pulls, reads and cross-checks a specific set of documents before producing any survey output. Those documents shape every measurement, every boundary call and every deliverable you receive. Know what they are and you’ll stop being surprised by project delays.

Public Records a Surveyor Pulls First

Deeds and Legal Descriptions

The deed is the starting point. It contains the legal description of the property, which tells the surveyor how the boundary was originally described. In Palm Beach County, older descriptions often use metes and bounds language. Newer ones may reference a recorded plat.

A surveyor reads the full chain of title, not just the current deed. Gaps or overlaps in older descriptions show up fast once you map them against the ground.

Recorded Plats

If the property sits in a platted subdivision, the surveyor pulls the recorded plat from the Palm Beach County Clerk’s office. The plat shows lot dimensions, easements, rights-of-way and dedication language.

Plats are legal documents. Dimensions on a plat control over what a deed says in most cases under Florida law.

Prior Surveys

A licensed land surveyor will look for any surveys previously recorded or referenced on the property. These show where prior surveyors set monuments and how they interpreted the boundary. If a prior survey conflicts with the current one, the surveyor has to resolve that discrepancy before signing and sealing anything.

Government and Regulatory Documents

FEMA Flood Insurance Rate Maps

For West Palm Beach properties, FEMA Flood Insurance Rate Maps (FIRMs) are a standard reference. The surveyor uses these to determine the flood zone designation and the Base Flood Elevation for the site.

This matters most when you’re pulling permits or seeking financing. An outdated FIRM reference on a survey can create real problems at closing. 

Right-of-Way Maps

Palm Beach County and the Florida Department of Transportation maintain right-of-way maps for roads and highways. A surveyor uses these to locate the edge of public right-of-way relative to your parcel.

If a road was widened at any point, the right-of-way line may not match the physical pavement edge. That gap can eat into a setback or buildable area you thought you had.

Easement Documents

Easements get recorded separately from deeds. Utility easements, drainage easements and access easements all affect what you can build and where. A surveyor hunts these down through the county recorder and plots them on the survey.

Developers miss easements more often than they should. It’s one of the more common reasons a site plan has to be revised after a survey comes back.

Field Documents the Surveyor Creates or Uses On-Site

Field Notes

Every measurement taken in the field gets recorded in field notes. These are working documents, not public records, but a licensed land surveyor keeps them as part of the project file. In Florida, surveyors are required to retain field notes for a minimum of five years under Florida Statutes Chapter 472.

If a boundary dispute ever goes to court, field notes become evidence.

Control Data and GPS Observations

Surveyors tie their work to the Florida State Plane Coordinate System. The raw GPS observation files and control data sheets document how the survey connects to a known geodetic network.

This is what allows your survey to be reproduced by another licensed land surveyor years later without starting from scratch.

Monument Records

When a surveyor sets or recovers a boundary monument, they document it. Monument records show the type, size and location of each marker. In Florida, a survey that sets permanent monuments requires a Record of Survey to be filed with the county.

The Output Documents Developers Actually Receive

Boundary Survey

This is the most requested document. It shows the legal boundaries of a parcel, any encroachments, easements and existing improvements. In West Palm Beach, a boundary survey is typically required before a building permit is issued on anything other than interior work.

Topographic Survey

A topographic survey adds elevation data to the picture. It shows grade changes, drainage flow direction and existing features across the site. Developers need this for site grading plans and civil engineering work.

ALTA/NSPS Land Title Survey

For commercial transactions, lenders and title companies often require an ALTA/NSPS survey. This follows a national standard set by the American Land Title Association. It’s the most detailed and most expensive survey type, and it covers a specific list of items negotiated between buyer, lender and title insurer.

Frequently Asked Questions

What is the first document a licensed land surveyor reviews before starting a survey?

The deed and its legal description. That’s what defines the parcel on paper. Everything else, plats, prior surveys, easements, gets stacked against that description to check for conflicts.

Do surveyors pull FEMA flood maps for every project?

Not every project. But any survey involving new construction, permitting or financing in a flood-prone area will reference the current FIRM. Palm Beach County has large sections of mapped flood zones, so it comes up often.

What is an ALTA survey and when do developers need one?

An ALTA/NSPS Land Title Survey follows a national standard and covers items like encroachments, easements, utilities and zoning setbacks. Most commercial lenders require one before closing on a land acquisition or construction loan.

How long does a surveyor keep project documents in Florida?

Florida law requires licensed land surveyors to keep field notes and project records for at least five years. Some firms keep them longer, especially for properties that tend to generate boundary disputes.

Can a developer use an old survey instead of ordering a new one?

Sometimes. If the property hasn’t changed hands recently and no improvements or encroachments have occurred, an older survey may satisfy a title company’s requirements with a date-down endorsement. A licensed land surveyor can review the existing survey and tell you if it holds up.

For a free land surveying quote, call us at (561) 220-7505 or send us a message by going here.

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