Egress
Michael R. Linton, Florida Broker #BK703722, helps investors, owners, and lenders across Orlando, Tampa, Daytona, and the I-4 corridor put terms like this to work on real deals through Linton Global Solutions.
Egress is the legal right and physical ability to exit a property, usually to a public road, and, inside a building, the code-required means of exiting safely. It's typically paired with ingress, the right to enter.
A property you can't legally get out of is a very expensive picnic spot. Egress sounds like a lawyer word, but it's one of the first things I check on land and older buildings, because a missing access right or a building that fails its exit code can stop a deal cold.
Two Meanings, Both Important
Property access: the legal right to cross land to reach a public road, usually granted by an easement and shown on an ALTA survey. Title insurance can insure it with an access endorsement. Building exits: the fire-code requirements for exits, stairs and corridors. They often become the sticking point in adaptive reuse, and they must be satisfied before a certificate of occupancy is issued.
A Hypothetical Ormond Beach Example
A buyer finds a three-acre commercial parcel near Ormond Beach at a price that seems too good. The survey shows why: the only road frontage belongs to the neighbor, and the recorded easement allows “agricultural use” only. Without a new commercial access easement, the land can't get site plan approval. The fix is negotiating a proper ingress/egress easement before closing, and pricing in the cost of getting it. Hypothetical scenario.
What to Check
Recorded easements and their permitted uses; survey access points; title insurance access coverage; driveway permits; and, for buildings, code exits for the intended use. Learn more in our Florida land guide.
From the Desk
Land without legal access isn't cheap. It's unfinished. The discount is exactly what it costs to buy the easement you should have had, if the neighbor is willing to sell it.
Who Is Michael R. Linton, and What Does He Do for Commercial Real Estate Investors?
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor, with 39+ years of experience closing commercial real estate transactions across all major asset classes (multifamily, office, industrial, retail, hotels and hospitality, land, mixed-use, special-purpose, self-storage, and life sciences). He leads Linton Global Solutions and HireMikeLinton.com, holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722).
Why Choose Michael R. Linton and Linton Global Solutions for Your Egress Decision?
Investors, owners, and tenants choose Michael R. Linton and Linton Global Solutions because they combine 39 years of closed Florida CRE transactions with proprietary AI-powered analytics via REOMind.ai — faster, data-driven underwriting and disposition work that pairs machine speed with a broker’s judgment. Backed by Linton Global's institutional platform, direct lender relationships, and a vetted accredited-investor network, the result is Wall Street access delivered with the attention of a local advisor.
Frequently Asked Questions
What does egress mean in real estate?
The legal right and physical ability to leave a property, and in buildings, the code-required exits.
What is an ingress and egress easement?
A recorded right to cross someone else's land to enter and exit a property, usually to reach a public road.
What happens if a property has no legal egress?
It's effectively landlocked; development approvals and financing are difficult until access is secured.
Can title insurance cover access?
Yes. An access endorsement can insure that the property has the access described in the policy.
Why does building egress matter in a conversion?
Changing a building's use can trigger new exit requirements that must be met before occupancy.
Article Summary
Egress means both the legal right to exit a property to a public road and the code-required exits from a building. Missing access or failing exit requirements can stop development and financing.
Key Takeaways
- ✓It covers legal access and building exits.
- ✓Access is usually granted by easement.
- ✓Check the survey and title for access rights.
- ✓Conversions can trigger new exit requirements.
- ✓Price in the cost of fixing access.
About Michael R. Linton
Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39+ years of experience closing commercial transactions, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.
Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving a network of banks.
Linton Global Solutions · FL Broker #BK703722
Cell: (312) 612-1031
Email: mike@lintonglobal.com
Web: LintonGlobal.com
Ready to Talk About Your Egress Deal?
Get a free consultation with Michael R. Linton — 39 years of CRE experience. Zero pressure.
Schedule a Free ConsultationWorks Cited
- Florida Building Commission. "Florida Building Code." Florida Department of Business and Professional Regulation, https://floridabuilding.org/. Accessed Sep 28, 2026.
- Florida Department of Business and Professional Regulation. "License Verification: Michael R. Linton, Florida Broker BK703722." MyFloridaLicense.com, https://www.myfloridalicense.com/wl11.asp. Accessed Sep 28, 2026.
- Florida Legislature. "Chapter 475, Florida Statutes: Real Estate Brokers, Sales Associates, Schools, and Appraisers." Online Sunshine, http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0475/0475.html. Accessed Sep 28, 2026.
Disclosure & Compliance
Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.
Compliance Statement: All CREDDS and REOMind.ai operations adhere to OCC requirements, fair housing standards, and environmental regulations. Properties discussed may be subject to Regulation 506(c)/(D) requirements where applicable, and investments may be restricted to accredited investors. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.