If you’ve ever felt like a Tampa home closing is moving smoothly… and then suddenly hits a wall, you’re not alone. One of the most common (and most frustrating) reasons closings get delayed is property survey issues.
And here’s the truth: most buyers and sellers don’t think about the survey until the lender or title company brings it up near the finish line.
We’re Emeri and Joe Lewkowicz with The Lewkowicz Group, and with 40+ years of combined real estate experience here in Tampa, we can tell you this with confidence: survey problems are rarely “small” once they’re discovered. The good news is that with the right team, they’re absolutely manageable—and often preventable.
Let’s break down exactly how survey issues can delay closings and what you can do to protect your timeline.
First, What Is a Property Survey (and Why Does It Matter)?
A property survey is a professional drawing and measurement of the property boundaries and key features. It confirms things like:
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Where the property lines actually are
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Whether fences, driveways, sheds, or pools are inside the boundary
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If there are encroachments (something crossing onto someone else’s land)
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Easements (like utility access or drainage areas)
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Setback requirements and potential zoning concerns
In Florida, surveys are especially important because many homes have features like fences, detached structures, and additions, plus neighborhoods where lot lines can be tighter than expected.
The Most Common Survey Issues That Delay Tampa Closings
1. Encroachments (The #1 Surprise)
This is the big one. An encroachment happens when a structure crosses into someone else’s property—like a fence, driveway, shed, or even part of a home addition.
We’ve seen Tampa-area deals delayed because:
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A fence was built 2–3 feet over the line
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A neighbor’s driveway cut into the lot
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A pool deck crossed into an easement
Once this shows up on a survey, the lender and title company often need clarification or resolution before they’ll move forward.
2. Easements That Limit What You Can Do
Easements aren’t always a deal-breaker—but they can become one if they affect use of the property. For example, drainage easements and utility easements are common across Tampa Bay.
If the survey shows a structure built inside an easement, the buyer may worry about future issues, and the lender may require additional review. That means… delays.
3. Boundary Disputes or Unclear Lot Lines
Sometimes surveys don’t match older records or assumptions, especially in established neighborhoods where fences were installed decades ago.
If the buyer believes they’re buying a certain amount of land and the survey says otherwise, the deal may pause while attorneys, title companies, or surveyors sort it out.
4. Missing Permits or “Unaccounted-For” Additions
A survey won’t confirm permits—but it can reveal structures that don’t match public records. That triggers questions like:
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Was that addition approved?
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Is that detached structure allowed?
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Will the appraiser flag it?
And yes, this can push a closing back while documents are gathered and reviewed.
5. Survey Timing Issues (It’s Not Always the Survey Itself)
Even if the property is perfectly clean, closings can still be delayed if:
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The survey was ordered too late
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The surveyor is backed up (common during peak season)
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The lender requires a newer survey than what the seller has
This is why we push our clients to think about surveys early—not the week before closing.
Survey issues don’t just affect one party—they affect everyone involved in the closing:
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Title company may need endorsements or exceptions updated
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Lender may require proof the property is insurable and marketable
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Buyer may request repairs, credits, or legal protection
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Seller may need to resolve disputes or provide documentation
Even a “small” issue can create a chain reaction of approvals, revisions, and negotiation.
How The Lewkowicz Group Helps Clients Avoid Closing Delays
With our experience in the Tampa market, we’re proactive about preventing survey surprises. That includes:
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Reviewing listing details for potential red flags (fences, additions, odd lot shapes)
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Advising buyers when a survey is strongly recommended—even in cash deals
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Coordinating quickly with title, lenders, and surveyors
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Helping sellers prepare early if they suspect a boundary or easement issue
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Negotiating solutions that protect your timeline and your investment
We don’t just help you buy or sell a home—we help you close smoothly.
Final Thoughts: Survey Issues Are Fixable—If You Catch Them Early
A delayed closing doesn’t always mean the deal is falling apart. But survey issues can slow things down fast if no one is guiding the process.
If you’re buying, selling, or investing in Tampa and want a team that stays ahead of the details, we’d love to help. With Emeri and Joe Lewkowicz on your side, you’ll have experienced local experts who know how to keep your closing on track—without unnecessary stress.
Let’s make your next move a smooth one.
