What Is a Property Survey—and Why Tampa Bay Buyers Should Review It Before Closing
You tour a Tampa Bay home, and everything seems obvious.
The fence looks like the property line.
The driveway appears to belong to the house.
The shed is sitting comfortably inside the backyard.
The pool looks like it fits perfectly.
The neighbor's fence seems to divide the two lots exactly where you'd expect.
Then the property survey arrives.
And suddenly you discover:
The fence is two feet over the property line.
Part of the neighbor's driveway crosses onto the property.
A utility easement runs directly through the area where you hoped to build a pool.
The shed may sit inside a setback area.
Or the dock behind the waterfront home doesn't line up with the boundary the way you assumed.
These aren't the kinds of issues you necessarily see during a showing.
That's why a property survey in a Florida home purchase can be such an important part of due diligence.
A survey helps show you what you're actually buying—not just the house, but the physical boundaries of the land and how improvements relate to those boundaries.
Before closing on a Tampa Bay home, buyers should understand what a survey shows, what it doesn't show, and what to do when something unexpected appears.
What Is a Property Survey?
A property survey is a professional measurement and depiction of a parcel of real estate.
For a typical residential transaction, a boundary survey may identify the legal boundaries of the property and show the location of significant physical improvements in relation to those boundaries.
Depending on the survey and property, it may show features such as:
Property lines.
House.
Garage.
Driveway.
Fence.
Pool.
Screen enclosure.
Shed.
Patio.
Walkways.
Easements.
Rights-of-way.
Utility areas.
Encroachments.
Other structures or improvements.
In simple terms, the survey helps answer:
“Where does my property actually begin and end, and where are the improvements located in relation to those lines?”
That's much more important than it may sound.
The Fence Is Not Necessarily the Property Line
This may be the biggest misconception buyers have.
You walk into the backyard.
There's a fence separating the two houses.
Naturally, you assume:
“That's my property line.”
Maybe.
Maybe not.
Fences can be installed:
Inside the property line.
Directly on a boundary.
Accidentally over the boundary.
According to an old survey that was interpreted incorrectly.
With an agreement between previous owners.
Years before either current owner purchased the homes.
The physical fence does not automatically establish the legal boundary.
The survey provides much more reliable information.
Why Does That Matter?
Imagine the backyard appears to be:
60 feet wide.
You buy the home partly because you want to install:
A pool.
Outdoor kitchen.
Play area.
Then the survey shows the fence along one side actually sits several feet onto the neighboring parcel.
The yard you're visually experiencing is larger than the land you're purchasing.
That can materially affect your plans.
This is why buyers should avoid evaluating lot size based solely on:
Fences.
Landscaping.
Mowing patterns.
Hedges.
Driveways.
What looks like the boundary isn't always the boundary.
What Is an Encroachment?
An encroachment generally occurs when a structure or improvement crosses a property boundary or extends into an area where it may not belong.
For example:
Your fence crosses onto your neighbor's property.
Your neighbor's fence crosses onto yours.
A driveway extends over a boundary.
A garage overhang crosses the line.
A shed sits partly on the neighboring lot.
A pool deck extends into an easement.
A structure crosses a setback or other restricted area.
Encroachments range from minor to significant.
A few inches of fence and a portion of a building crossing a property line are not necessarily equivalent problems.
But both deserve investigation.
Why Encroachments Matter Before Closing
An encroachment can potentially affect:
Ownership disputes.
Future renovations.
Resale.
Title insurance.
Lender requirements.
Neighbor relationships.
Property use.
Removal or relocation of improvements.
Imagine buying a home and six months later the neighbor says:
“Your shed is on my property.”
You'd probably wish you had discovered that during the transaction.
A survey gives you the opportunity to identify questions before ownership transfers.
The Survey and Title Insurance Can Work Together
A survey can also be important to the title process.
Title research primarily focuses on matters reflected in public records.
A survey can reveal physical conditions that aren't always obvious from reviewing documents alone.
For example:
A recorded deed may correctly describe the property.
But a physical survey may reveal that a neighbor's driveway crosses over the boundary.
Current Florida law also provides specific treatment for qualifying recent surveys in connection with certain title-policy exceptions involving encroachments, overlaps, boundary disputes, and similar matters.
The practical lesson for buyers is:
Title work and survey work answer different questions.
Both can matter.
A Survey Is Not the Same as a Home Inspection
Your home inspector may look at:
Roof.
Electrical.
Plumbing.
HVAC.
Structure.
Appliances.
Interior.
Exterior.
Your surveyor is looking at something very different.
The surveyor is concerned with:
Boundaries.
Measurements.
Improvements.
Easements.
Encroachments.
Other land-related matters within the scope of the survey.
A great home inspection does not tell you whether the neighbor's fence is on your property.
And a perfect survey does not tell you whether your air conditioner is about to fail.
You may need both.
A Survey Is Also Not an Appraisal
The appraisal addresses value for the lender or other intended purpose.
The survey addresses the physical parcel and its relationship to boundaries and improvements.
An appraiser may observe:
Lot size.
Property configuration.
Improvements.
But that does not replace a boundary survey.
Again, each professional is answering a different question.
What Are Easements?
An easement generally gives another person, utility, government entity, association, or other party certain rights to use a portion of property for a specified purpose.
Importantly:
An easement does not necessarily mean someone else owns that portion of your yard.
You may own the land while another party has specific rights to use it.
Common residential easements can involve:
Utilities.
Drainage.
Access.
Sewer.
Water.
Electric.
Communications.
Shared driveways.
Conservation.
Other purposes.
The survey may show where certain easements affect the property.
Why Easements Matter to Buyers
Imagine you purchase a large backyard because you want to build a detached garage.
Then the survey shows a utility easement running through the exact area where you planned to put it.
You may own the land.
But your ability to construct within the easement may be limited.
That's an important difference.
Before purchasing based on future plans, ask:
“Does anything on the survey interfere with what I want to build?”
Utility Easements Are Common
Seeing a utility easement does not automatically mean there is a problem.
Many residential properties have them.
Utilities may need rights to install, maintain, inspect, repair, or replace infrastructure involving:
Electricity.
Water.
Sewer.
Cable.
Telecommunications.
Drainage.
The important issue is understanding:
Where the easement is.
How wide it is.
What rights it creates.
Whether any existing structures interfere with it.
Whether your planned improvements would be affected.
Drainage Easements Matter in Tampa Bay
Drainage deserves particular attention in Florida.
A drainage easement may exist to allow water to move through a designated portion of the property or to accommodate drainage infrastructure.
Imagine the backyard looks like a great location for:
Pool.
Shed.
Patio.
Fence.
But an important drainage easement crosses the area.
Building over or obstructing it may not be allowed and could potentially create drainage problems.
Review these areas before designing your dream backyard.
What About Shared Driveways?
Some properties have:
Shared driveway.
Shared access.
Private road.
Common entrance.
A survey may help show how the physical driveway relates to property boundaries.
But the survey alone may not explain every legal right associated with that driveway.
You may also need to review:
Recorded easements.
Title documents.
Maintenance agreements.
Other recorded instruments.
If access to the property depends on crossing another parcel, understand the legal arrangement before purchasing.
Driveway Encroachments Can Be Easy to Miss
Consider two suburban homes where the driveways sit very close together.
Everything looks normal.
Then the survey reveals that part of the neighboring driveway curves onto the property you're buying.
Is it significant?
Maybe.
Maybe not.
But you want to know:
How much crosses the line?
How long has it existed?
Is there a recorded easement?
Is there an agreement?
Will your title insurer have concerns?
Could it affect future changes?
Discover it while you're still performing due diligence.
Setbacks Are Different From Property Lines
Suppose your lot extends all the way to a certain boundary.
That does not necessarily mean you can construct a building directly up to that boundary.
Local zoning rules and community restrictions may establish:
Front setbacks.
Rear setbacks.
Side setbacks.
Waterfront setbacks.
Other development limitations.
A setback is generally an area between the boundary and where certain construction may be allowed.
That means:
Property you own is not necessarily property you can build on however you want.
Why Setbacks Matter When Buying
Imagine a large side yard.
You think:
“Perfect place for a garage addition.”
But after reviewing the survey and applicable regulations, you discover the addition would violate a required setback.
Or perhaps you want:
Pool.
Shed.
Guest house.
ADU.
Pergola.
Outdoor kitchen.
The lot may physically appear large enough while zoning or private restrictions make your plan impossible.
A survey provides the geometry.
Local regulations and governing documents help determine what you can do with it.
The Survey Does Not Automatically Tell You Every Zoning Rule
This distinction matters.
A survey can show:
Where the boundary is.
Where the house is.
Where certain easements are.
Where other improvements sit.
But determining whether a proposed structure complies with every applicable zoning, floodplain, HOA, or building requirement may require additional research.
Don't look at the survey and assume:
“There's empty space, so I can build there.”
Ask the appropriate local authority and review HOA documents when applicable.
Pools Are Important Survey Items
If you're buying a Tampa Bay home with a pool, review how the pool and related improvements sit within the lot.
Look at:
Pool.
Pool deck.
Screen enclosure.
Equipment.
Fence.
Relationship to property lines.
Relationship to easements.
Applicable setbacks.
You don't want to discover after closing that a substantial pool improvement creates a boundary or easement issue.
Pool Cages Can Matter Too
A screened pool enclosure may extend farther than the pool deck itself.
That means buyers should evaluate the complete structure—not simply the pool shell.
Ask:
Is the enclosure completely within the property?
Does it cross into an easement?
Does it comply with known setbacks?
Was it properly permitted when required?
A large screen enclosure can be expensive to modify.
Find out before closing.
Sheds Can Reveal Problems
Sheds seem simple.
But they frequently sit near:
Rear property lines.
Side boundaries.
Utility easements.
Drainage easements.
Setback areas.
Sometimes a seller installed a shed years ago without confirming exactly where it could go.
The survey may show that:
The shed is too close to a boundary.
Part of it crosses the line.
It sits within an easement.
It wasn't shown on an older survey.
That doesn't automatically mean catastrophe.
But it may require additional research.
The Same Applies to Detached Structures
Pay attention to:
Detached garages.
Workshops.
Gazebos.
Pergolas.
Pool houses.
Guest structures.
Outdoor kitchens.
Large storage buildings.
If the structure adds meaningful value to the property, verify that its location does not create an obvious survey concern.
What About Fences?
A survey can help answer questions such as:
Does the fence follow the boundary?
Is it inside the property?
Does it cross onto a neighbor's land?
Does the neighbor's fence cross onto this property?
Does the fence interfere with an easement?
This is especially important if you're buying because of:
Pets.
Children.
Privacy.
Pool safety.
Do not assume the entire fenced area belongs to you.
Hedges and Landscaping Don't Establish Ownership Either
The seller may have maintained the same hedge line for 15 years.
That doesn't necessarily make it the legal property boundary.
Likewise:
Trees.
Flower beds.
Retaining walls.
Mowing lines.
Landscape borders.
may not follow the actual parcel line.
A survey is far more useful than judging ownership based on landscaping.
Walls and Retaining Structures Deserve Attention
If a property contains:
Retaining wall.
Privacy wall.
Masonry wall.
Seawall.
Other significant boundary structure.
check how it relates to the property lines.
Some structures may be shared.
Others may be located entirely on one parcel.
Questions about ownership and maintenance can become especially important when expensive repair work is needed.
Surveys Can Reveal Improvements That Aren't Entirely on Your Property
Imagine you love the home's oversized driveway.
It provides parking for:
Four vehicles.
One reason you're willing to pay more.
Then the survey shows that a meaningful portion of the paved area actually extends onto adjoining property.
Now you need to know whether:
There is an easement.
There is an agreement.
The condition needs correction.
The usable parking is less than expected.
Your valuation of the property may change.
Why Surveys Matter for Future Additions
Suppose you're buying a three-bedroom home specifically because the lot appears large enough for a future primary suite.
Before closing, review:
Property boundaries.
Setbacks.
Easements.
Existing improvements.
HOA restrictions if applicable.
Utilities.
Floodplain issues when applicable.
There may technically be plenty of land.
But there may not be enough buildable land.
Those are different things.
Survey Before You Assume an ADU Will Fit
The same principle applies if you're planning:
Accessory dwelling unit.
In-law suite.
Detached office.
Guest house.
Workshop.
Additional garage.
Your future investment plan may depend on unused land.
Before paying a premium for that potential, verify that the relevant space actually exists within the parcel and investigate whether construction is permitted.
Waterfront Properties Make Surveys Even More Important
Tampa Bay includes numerous properties along:
Tampa Bay.
Gulf-facing communities.
Canals.
Rivers.
Lakes.
Other waterways.
Waterfront boundaries can be more complicated than ordinary interior residential lots.
Buyers may encounter issues involving:
Riparian rights.
Mean high water boundaries.
Submerged lands.
Seawalls.
Docks.
Easements.
Access rights.
Shoreline changes.
Don't assume the backyard simply extends:
“All the way into the water.”
Waterfront ownership requires more careful analysis.
What Is the Mean High Water Line?
For certain Florida waterfront properties bordering navigable waters, the boundary between privately owned upland property and state-owned submerged lands can involve the mean high water line.
This is a technical legal and surveying concept.
It isn't necessarily:
Today's visible waterline.
The seawall edge.
The wet sand line you see during a showing.
A surveyor evaluating waterfront boundaries may need to consider specialized information and applicable Florida requirements.
That's one reason waterfront surveys can require additional expertise.
The Seawall Is Not Automatically the Property Boundary
This is another dangerous assumption.
You see a seawall.
Naturally, you think:
“My property ends exactly at the seawall.”
Maybe.
But the legal boundary should not be assumed solely from the structure's location.
The seawall may have been installed relative to shoreline conditions existing years ago.
Waterfront boundary questions can involve survey evidence, plats, deeds, water boundaries, and other information.
If exact waterfront ownership matters to your purchase, rely on qualified professionals.
Docks Create Their Own Questions
A survey or related waterfront documentation may help buyers investigate:
Where the upland property ends.
Where the dock begins.
How dock access relates to the parcel.
Whether easements affect waterfront access.
But ownership of waterfront land does not necessarily mean unlimited rights to construct whatever you want over the water.
Dock construction and modification can involve:
Riparian rights.
Permitting.
Submerged lands.
Navigation.
Environmental regulations.
Local government.
HOA restrictions.
A survey is one part of that investigation.
Waterfront Rights Can Be Valuable
Florida recognizes certain rights associated with qualifying waterfront property, often referred to as riparian or littoral rights depending on the type of water body.
These rights can involve matters such as access to navigable water.
They can be extremely valuable.
But they are legally complex.
If water access is a major reason you're buying a property, don't rely exclusively on listing language such as:
“Water rights included.”
Have the title, survey, and applicable rights reviewed carefully.
A Survey Can Help Reveal Whether Improvements Match What You're Buying
Imagine the listing shows:
Private dock.
Boat lift.
Seawall.
Large backyard.
If those features materially contribute to the $900,000 price, you want to understand how they relate to the property.
You should not discover after closing that:
Access is shared unexpectedly.
Part of an improvement crosses a boundary.
A recorded easement affects the waterfront.
The physical configuration differs from what you assumed.
Waterfront due diligence should be proportionate to the amount of value you're placing on the waterfront features.
What if the Survey Shows an Encroachment?
Don't panic.
First determine:
What exactly is encroaching?
By how much?
How long has it existed?
Who owns the improvement?
Is there a recorded easement or agreement?
Does your title company care?
Does your lender care?
Does it affect your intended use?
Can it be corrected?
Does an attorney need to review it?
A fence extending slightly across the line may have a very different solution from a portion of a house crossing onto neighboring property.
The word:
“Encroachment”
doesn't tell you the severity.
Investigate the facts.
Sometimes the Solution Can Be Relatively Simple
Depending on the issue, parties may potentially resolve a survey problem through arrangements involving:
Relocation.
Written agreement.
Easement.
Boundary agreement.
Corrective documents.
Other negotiated solutions.
But buyers should not assume any particular solution is available until the appropriate title and legal professionals evaluate the specific situation.
You want the problem understood and handled appropriately before closing whenever possible.
Sometimes the Issue Is Significant Enough to Reconsider the Purchase
Imagine you're buying specifically because the property appears to have room for:
A pool.
Then the survey reveals:
Utility easement.
Drainage easement.
Setback restrictions.
And an encroaching neighbor structure.
Together, those issues may eliminate the usable area you planned to develop.
The home itself hasn't changed.
But its value to you may have changed substantially.
That's why survey review is part of due diligence.
Don't Look at the Survey Only for “Problems”
A survey can also provide valuable confirmation.
It may confirm:
The fence follows the lot.
Pool is properly located.
Driveway sits within the parcel.
Shed is where expected.
No obvious encroachments appear.
Easements don't interfere with your plans.
That's excellent.
A clean survey isn't useless.
It gives you greater confidence in what you're buying.
When Should the Buyer Order the Survey?
Ideally, early enough that there is time to:
Receive it.
Review it.
Ask questions.
Investigate issues.
Consult the title company.
Discuss concerns with the seller where appropriate.
Obtain legal advice if needed.
Don't wait until you're sitting at the closing table to look at the survey for the first time.
Its value comes from having enough time to respond if something unexpected appears.
Can You Use the Seller's Old Survey?
Sometimes an existing survey may still be useful.
But don't automatically assume it accurately represents the property today.
Ask:
When was it completed?
Has the house been expanded since then?
Was a pool added?
Was the fence replaced?
Was a shed installed?
Was the driveway widened?
Was a screen enclosure constructed?
Did neighboring improvements change?
If physical conditions changed, the old survey may not reflect what exists today.
Ask your lender, title professional, and surveyor whether the existing document is acceptable for the intended purpose.
A Survey Can Become Outdated Without the Property Moving
The boundaries themselves may not have changed.
But improvements can.
Imagine a survey from:
2016
Then the seller adds:
Pool in 2018.
Fence in 2019.
Shed in 2022.
Driveway extension in 2024.
The old survey may still contain useful boundary information.
But it doesn't show the complete current property.
For a buyer, current conditions matter.
Don't Assume Your Mortgage Lender Will Always Require a Survey
Survey requirements can vary depending on:
Lender.
Loan.
Title requirements.
Property.
Transaction.
Cash buyers may also choose to obtain one even when no lender demands it.
The better question is:
“Would a survey provide valuable information about the property I'm about to own?”
In many transactions, the answer can be yes.
Cash Buyers Still Benefit From Surveys
Paying cash removes the mortgage lender.
It doesn't remove:
Boundaries.
Encroachments.
Easements.
Fence issues.
Setbacks.
Shared access.
Waterfront complications.
In fact, because no lender is imposing additional requirements, a cash buyer may need to be especially proactive about deciding which due-diligence steps are appropriate.
No loan does not mean no risk.
Review the Survey With the Title Commitment
The survey and title documents complement each other.
The title commitment may identify:
Recorded easements.
Restrictions.
Rights-of-way.
Other exceptions.
The survey may help you understand where certain matters physically affect the parcel.
For example:
Reading:
“10-foot utility easement along the rear boundary”
is one thing.
Seeing that easement drawn across the exact area where you wanted your future pool equipment is much easier to understand.
Reviewing the two together can make abstract legal descriptions more tangible.
Your Surveyor Is Not Your Real Estate Attorney
A surveyor can identify and map physical and record-related conditions within the scope of the survey.
But legal questions involving:
Ownership disputes.
Easement interpretation.
Adverse possession.
Boundary agreements.
Title defects.
Waterfront rights.
may require a Florida real estate attorney.
Use each professional for the right job.
If the survey raises a legal question, don't force the surveyor or Realtor to provide a legal conclusion they aren't supposed to provide.
Your Realtor Can Help Coordinate the Investigation
Your real estate agent can help identify questions, communicate with the title company and seller, coordinate access, track transaction deadlines, and make sure survey concerns aren't ignored.
But when a technical or legal problem appears, the agent may recommend bringing in:
Surveyor.
Title professional.
Attorney.
Contractor.
Government official.
The goal isn't for one person to know everything.
It's to get the right answer before closing.
A Tampa Bay Survey Example
Imagine you're purchasing a home for:
$525,000.
The backyard is one of your favorite features.
There's enough room, visually, for the pool you've always wanted.
During the transaction, you receive the survey.
It reveals:
A wide drainage easement along the rear.
Utility easement along one side.
Existing shed partially inside an easement.
Fence positioned inside the actual rear property line.
Now your perception of the backyard changes.
The lot may still be excellent.
Maybe a pool still fits.
Maybe it doesn't.
The point is:
You now have the information necessary to find out before owning the house.
Another Example: The Driveway
Suppose you own several vehicles and choose a house partly because of its oversized driveway.
Survey arrives.
A portion of that driveway crosses onto the adjacent parcel.
Now you should investigate:
Is there an easement?
Is the neighbor aware?
How long has it existed?
Can you continue using that area?
Will the title insurer raise an issue?
Can the condition be resolved?
The driveway didn't suddenly move.
The survey simply revealed something you couldn't see from the showing.
A Waterfront Example
Imagine you're purchasing a canal-front property for:
$950,000.
It includes:
Dock.
Boat lift.
Seawall.
Large pool.
You assume the seawall represents the rear property boundary.
You also assume all waterfront improvements correspond neatly with your lot.
Because the waterfront access is a major part of the property's value, you have the survey and title information carefully reviewed.
That process may help clarify:
Boundary configuration.
Easements.
Waterfront dimensions.
Relationship of upland improvements.
Other property-specific matters.
On a significant waterfront purchase, that clarity can be extremely valuable.
What Should Tampa Bay Buyers Review on a Survey?
When you receive the survey, review the property boundaries, dimensions, house location, fences, driveways, pools and screen enclosures, sheds and detached structures, easements, rights-of-way, visible encroachments, setback information when shown, utility areas, waterfront boundaries where applicable, and any notes or exceptions identified by the surveyor.
Then compare the document with:
What you actually saw at the property.
Does something appear on the land that isn't on the survey?
Does the survey show something you didn't notice during the showing?
Do the boundaries match what you assumed?
Does an easement interfere with your future plans?
Those questions are what make the document useful.
The Biggest Mistake: Assuming What You See Is What You Own
This is worth repeating.
A fence is not necessarily the boundary.
A hedge is not necessarily the boundary.
A driveway is not necessarily fully contained within the property.
A shed being used by the seller does not prove it sits legally within the lot.
A seawall does not automatically define every waterfront ownership question.
Visual appearance tells you how the property is being used.
A survey helps explain how that physical use relates to the actual parcel.
The Second Biggest Mistake: Ordering the Survey and Never Reading It
Some buyers treat the survey like:
Just another closing document.
They receive it.
Sign.
File it away.
The entire point is to review it.
If something is confusing, ask.
If something appears unusual, investigate.
A survey is valuable because it can reveal conditions early enough for you to do something about them.
The Third Biggest Mistake: Assuming an Issue Is Automatically a Deal Breaker
A survey finding may be:
Minor.
Common.
Already addressed by an easement.
Easily corrected.
Or irrelevant to how you intend to use the property.
Don't panic.
But don't ignore it either.
Understand the issue.
Then decide whether it matters.
The Bottom Line
A property survey can be one of the least glamorous documents in a Tampa Bay home purchase.
It can also be one of the most revealing.
It may help you understand:
Where your property actually begins and ends.
Whether the fence follows the boundary.
Whether neighboring improvements encroach.
Whether your improvements cross onto another parcel.
Where easements affect the property.
How the driveway fits within the lot.
Whether a pool, shed, or enclosure raises questions.
How much usable land you actually have.
And, on waterfront property, whether additional boundary analysis may be necessary.
Most importantly, a survey can reveal something a showing cannot:
The difference between what looks like your property and what you're actually buying.
So before closing, don't simply ask:
“Did we get the survey?”
Ask:
“What does the survey tell us?”
Then make sure you're comfortable with the answer before the property becomes yours.
Buying a Home in Tampa Bay?
Whether you're purchasing a suburban home with a fenced backyard, a property with room for a future pool, a home with several detached structures, or a waterfront property with more complicated boundaries, understanding the land is an important part of understanding the purchase.
Fernanda Stucken can help you navigate the Tampa Bay buying process, coordinate important due-diligence steps, identify survey questions that deserve further investigation, and help bring the appropriate title, surveying, legal, or property professionals into the conversation when needed.
Whether you're searching in Tampa, St. Petersburg, Clearwater, Brandon, Riverview, Wesley Chapel, Lutz, Odessa, or elsewhere throughout Tampa Bay, the goal is to understand not only the house you're buying—but the property surrounding it.
Thinking about buying a Tampa Bay home? Contact Fernanda Stucken today and let her help you evaluate the property, understand the details, and move toward closing with greater confidence.
This article is for general educational purposes and is not legal, surveying, title, zoning, engineering, floodplain, or financial advice. Property boundaries, easements, setbacks, encroachments, waterfront rights, survey requirements, and title issues vary by property and transaction. Buyers should obtain property-specific guidance from qualified Florida surveyors, title professionals, real estate attorneys, lenders, and applicable local government agencies when appropriate.
