A property survey is one of the most important documents in a Texas real estate transaction. It shows the true boundaries of the property and reveals things that photos and MLS descriptions can’t—like easements, encroachments, setbacks, and structural changes.
When I represent buyers in North Texas, I review surveys very closely because small details can affect everything from title insurance to future remodel plans.
Here’s exactly how surveys work in Texas and how we decide whether an existing survey is acceptable or a new one is needed.
1. What a Texas Property Survey Shows
A survey includes:
✔️ Property boundary lines
✔️ Setback lines
✔️ Easements (utility, drainage, access, etc.)
✔️ Fence locations
✔️ Improvements (house, patio, pool, etc.)
✔️ Encroachments
✔️ Rights-of-way
✔️ Driveway placement
✔️ Any structures on the property
This is a legal document—not just a map—and it’s used by title, lenders, appraisers, and insurance providers.
2. The Two Types of Surveys in Texas
A) Existing Survey (Provided by the Seller)
If the seller has an old survey, they can provide it as long as they also complete a correctly notarized T-47 affidavit confirming nothing has changed on the property.
An existing survey is acceptable if:
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It’s legible
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It’s complete
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It shows all structures
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The T-47 says no changes have been made
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Title company accepts it
Problems arise if:
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The survey is too old
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Fences have moved
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Pools or patios were added
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Sheds or pergolas were built
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HVAC pads were relocated
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Survey is unclear or missing pages
I catch these issues early to avoid delays.
B) New Survey (Ordered by Buyer or Seller)
A new survey must be ordered if:
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The seller cannot find the old one
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The T-47 admits changes
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Title rejects the existing survey
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Buyer wants confirmation
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Survey is outdated or inaccurate
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Structural additions were made
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Easements look different now
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Fence lines are questionable
In today’s fast-growing North Texas neighborhoods, many homes have improvements that invalidate older surveys.
3. Who Pays for the Survey in Texas?
This is negotiated in the contract.
The TREC 1–4 has checkboxes:
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Seller pays
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Buyer pays
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Buyer pays if existing survey is not accepted
When I write offers, I advise buyers strategically based on:
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Competition level
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Seller leverage
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Age of improvements
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Likelihood the old survey will be accepted
Sometimes paying for the survey is a small price for peace of mind.
4. Why Surveys Matter So Much in North Texas
Our area is full of:
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Expansive clay soil
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Rapid new development
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Active HOAs
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Drainage easements
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Utility easements
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Side yard encroachments
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Patio additions
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Pool installations
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Extended driveways
These factors make accurate surveys extremely important.
I regularly catch issues like:
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Fences built too far into easements
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Pools encroaching into setbacks
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Sheds built across property lines
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Neighbor fences encroaching
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Incorrectly placed HVAC units
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Pergolas built over drainage easements
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Retaining walls built off the property line
A survey reveals these issues before they become your problem.
5. What I Look for When Reviewing a Survey
When representing buyers, I zoom in on:
✔️ Structure placement
✔️ Distance from property line
✔️ Drainage easements
✔️ Utility easements
✔️ HOA setbacks
✔️ Fence alignment
✔️ Encroachments
✔️ Driveway expansion
✔️ Pool placement
✔️ Patio extensions
✔️ Retaining walls
✔️ Side yard pinched lots
I compare the survey with today’s actual property to confirm accuracy.
6. When I Recommend Ordering a New Survey (Even If One Exists)
✔️ If a pool was added
✔️ If the patio was extended
✔️ If fences were moved
✔️ If a shed or pergola was added
✔️ If retaining walls were built
✔️ If the existing survey is unclear
✔️ If trees or improvements sit on the property line
✔️ If the buyer plans future construction
For peace of mind, a new survey is often worth the cost.
7. Cost of a New Survey in North Texas
Typical cost ranges:
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Single-family home: $400–$700
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Larger lots / acreage: $1,000+
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Complex lots / corner lots: Varies
Rush orders are available if needed to meet closing deadlines.
8. What Happens If a Survey Reveals a Problem
If the survey shows an encroachment or easement issue, we can:
✔️ Request a correction or removal
✔️ Ask seller to resolve an HOA violation
✔️ Ask title to insure around the issue
✔️ Adjust contract terms
✔️ Walk away during Option Period
I help buyers understand their options and protect their investment.
9. Why Reviewing the Survey Early Protects You
Early review avoids:
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Title delays
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HOA violations
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Appraisal complications
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Insurance issues
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Unexpected repair requests
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Closing day surprises
I make survey review one of the very first things we do after going under contract.
Bottom Line: Surveys Matter More Than Most Buyers Realize
A survey protects you today and years down the road—when you remodel, sell, or make improvements.
My job is to make sure you fully understand what the survey shows before you move forward.
Want a Realtor Who Reviews Every Detail?
If you want someone who knows how to read surveys, check setbacks, evaluate easements, spot encroachments, and protect you from title issues in a Texas transaction, I’d love to help.
