When you're buying a home in Texas—especially in fast-growing areas like Frisco, Prosper, Celina, McKinney, Plano, and Little Elm—the survey is one of the most important documents you will receive.
It shows you:
✔️ Your exact property boundaries
✔️ Where the home sits on the lot
✔️ Whether anything crosses over the property line
✔️ Utility easements that affect how you can use the land
✔️ Setbacks that control where improvements can be placed
Survey issues can impact pools, patios, fences, additions, and even whether closing can happen.
When I represent buyers, I review every inch of the survey with you so you understand exactly what you're buying.
1. What Exactly Is a Survey?
A survey is a legal drawing showing:
✔️ Lot boundaries
✔️ Property dimensions
✔️ Fence lines
✔️ Sidewalks and driveways
✔️ House footprint
✔️ Easements
✔️ Setback lines
✔️ Encroachments
Texas surveys typically include:
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Metes and bounds descriptions (measurements)
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North directional arrow
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Scale
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Lot and block numbers
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Subdivision name
I walk you through the survey so you know how to interpret each part.
2. Easements — The Most Common Survey Issue
An easement allows someone else to use part of your land for a specific purpose.
Common easements in North Texas:
✔️ Utility easements (most common)
✔️ Drainage easements
✔️ Sidewalk easements
✔️ Electric pole access
✔️ Water/sewer easements
✔️ HOA-maintained easements
✔️ Shared driveway easements
Why easements matter:
You often cannot build on top of them.
This affects:
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Pool placement
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Patio extensions
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Storage sheds
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Pergolas
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Retaining walls
I help you determine what future improvements are allowed—and what aren’t.
3. Encroachments — The Issues That Can Delay or Kill a Deal
An encroachment is when part of a structure crosses a property line or easement.
Examples:
❌ A neighbor’s fence crosses your line
❌ Your driveway extends into their lot
❌ A shed sits in an easement
❌ The seller’s patio crosses the setback
❌ A roof overhang extends past the boundary
Encroachments can create:
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Liability issues
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Ownership disputes
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Title insurance exceptions
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Delays in funding
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Mandatory repairs
When an encroachment appears, I coordinate with:
✔️ Title
✔️ The listing agent
✔️ The surveyor
✔️ Possibly the city
…to determine whether the issue is acceptable or needs to be corrected before closing.
4. Setback Lines — Hidden Rules That Affect What You Can Build
Setbacks are invisible lines you cannot build beyond.
Typical North Texas setbacks:
✔️ 20–25 ft front setback
✔️ 5–10 ft side setback
✔️ 10–20 ft rear setback
Violating a setback means:
❌ No pool
❌ No covered patio extension
❌ No room additions
❌ No garage extension
Most buyers don’t realize how restrictive these can be.
I help you understand setback rules before you spend money on renovations.
5. Who Is Responsible for Fixing Survey Issues?
It depends on the problem:
✔️ Seller responsibility:
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Incorrect fence lines
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Encroachments caused by the seller
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Illegal structures
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Unpermitted additions
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Sheds built into setbacks
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Concrete poured into easements
✔️ Buyer responsibility:
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Future improvements
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Choosing where to place a pool or patio
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Long-term planning
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Optional upgrades
✔️ Title responsibility:
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Reviewing and clearing survey-related title issues
I facilitate communication between all parties to get clear answers quickly.
6. When Survey Problems Allow Buyers to Terminate
You can terminate (and get your earnest money back) if:
✔️ The survey reveals a new material defect
✔️ Title rejects the survey
✔️ Seller’s T-47 is inaccurate
✔️ Encroachments violate city code
✔️ Issues cannot be corrected in time
✔️ Easements make the property unsuitable for buyer’s intended use (case-specific)
This is why reviewing the survey early is important.
7. Survey Issues That Are Usually Not Deal-Killers
Some survey notes are completely normal:
✔️ Fences slightly inside the property line
✔️ Driveway sharing easements
✔️ Standard utility easements
✔️ Minimal roof overhang
✔️ Sidewalk easements
I help you distinguish between “normal” and “problematic.”
8. Why T-47 Accuracy Matters
If the seller provides an existing survey, they must also provide a T-47 affidavit confirming:
✔️ No structural changes have been made
✔️ No new improvements violate boundaries
✔️ The survey is still accurate
If the T-47 is inaccurate:
✔️ Buyer can terminate
or
✔️ Seller must provide a new survey
I verify T-47 accuracy for you.
9. Survey Issues Common in North Texas New Construction
Newer subdivisions often have:
✔️ Wide drainage easements
✔️ HOA landscape easements
✔️ Utility boxes in backyards
✔️ Shared fencing agreements
✔️ Required access pathways
✔️ Tight side setbacks
These can severely limit pool placement.
Before buying, I make sure you understand future improvement potential.
10. How I Review Surveys With My Clients
I go through the survey with you and point out:
✔️ All boundary lines
✔️ All easements
✔️ Any encroachments
✔️ Setback restrictions
✔️ Surveyor notes
✔️ Potential future issues
✔️ Any red flags for title
You’ll know exactly what you’re buying—before you buy it.
11. My Rule of Thumb
If you want to add a pool, patio, or extension in Texas—study the survey BEFORE you buy.
I help you evaluate the property with future improvements in mind.
Bottom Line: Survey Issues Matter—A Lot
Your survey affects:
✔️ What you can build
✔️ How you use your yard
✔️ Title insurance
✔️ Closing timeline
✔️ Future resale value
When I represent you, I make sure you understand:
✔️ Every easement
✔️ Every setback
✔️ Every encroachment
✔️ Every line on the survey
You’ll never be blindsided by a survey issue.
Want a Realtor Who Reviews Surveys Like a Pro?
If you want a smooth, well-protected buying experience in North Texas, I’d love to help.
