In Texas real estate, the T-47 Residential Real Property Affidavit is one of the least understood—yet most important—documents in the entire transaction.
If a seller is providing an existing survey, they must also provide a correctly completed T-47. Without it, the survey is not considered valid for the transaction.
As your Realtor, I always make sure we review the T-47 early because it can reveal issues that impact title, setbacks, encroachments, additions, and even appraisal or loan requirements.
Here’s exactly what it is and why it matters.
1. What Is a T-47?
A T-47 is a sworn affidavit completed by the seller that states:
✔️ Whether the existing survey is accurate
✔️ Whether any changes have been made to the property since the survey
✔️ Whether any structures, fences, additions, or improvements have been added
✔️ That the seller knows of no encroachments beyond what’s shown
It must be:
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Signed by the seller
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Notarized
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Provided with the existing survey
Without the T-47, the title company cannot accept the old survey.
2. When Is a T-47 Required?
The T-47 is required only when the seller is providing an existing survey.
So the timeline looks like this:
Seller provides:
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Existing survey
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T-47 affidavit
If they can’t provide both →
The buyer typically must purchase a new survey.
3. Why the T-47 Matters for Buyers (Extremely Important in North Texas)
In fast-growing North Texas neighborhoods—Frisco, Prosper, Celina, McKinney, Little Elm, Plano—homes often have:
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New patios
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New decks
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Pergolas
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Pools
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Sheds
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Additions
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New fences
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Retaining walls
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New driveways
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Expanded patios
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Reworked drainage
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New HVAC pads
These improvements can affect:
✔️ Setback compliance
✔️ Easements
✔️ Utility lines
✔️ Drainage easements
✔️ HOA approval requirements
✔️ Title exceptions
The T-47 tells us whether these improvements happened after the survey was completed.
4. What I Look for When Reviewing a T-47
When I represent buyers, I review:
✔️ The date of the survey
✔️ Whether the seller disclosed any changes
✔️ Whether improvements match the survey drawing
✔️ Whether fences align with property lines
✔️ Whether patios/structures cross into easements
✔️ Whether a new pool or shed was added
✔️ Whether HVAC pads match the diagram
✔️ Whether the retaining wall was extended
If anything looks off, we address it early—before it becomes a problem with the lender or title company.
5. Why the Age of the Survey Matters
Older surveys (10+ years old) may not reflect:
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Fence changes
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Patio expansions
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Pool additions
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New HOA restrictions
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New utility easements
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Neighbor encroachments
In these situations, I often advise buyers to consider ordering a new survey even if the seller provides an old one—just for accuracy and peace of mind.
6. Common Problems I Catch on T-47s
âť— Seller forgets additions
They added a pergola, shed, patio, or fence and forgot to disclose it.
âť— T-47 signed incorrectly
Missing initials, missing notary, wrong address.
âť— Survey doesn’t reflect current structures
Especially common with pools or patio extensions.
âť— Fence line moved
This is one of the biggest issues—neighbors commonly move fence lines in Texas.
âť— T-47 contradicts visible changes
Seller claims “no changes,” but improvements are obvious.
I review these early so the buyer isn’t stuck at the last minute.
7. What Happens If the T-47 Is Incorrect?
If the seller submits an incomplete or incorrect T-47:
✔️ The buyer can require a new survey
✔️ The seller may be responsible for cost (depending on contract)
✔️ The title company may reject the old survey
✔️ Lender may require updated information
✔️ Closing could be delayed without correction
This is why early review is critical.
8. What Buyers Should Do When Reviewing a T-47
As your Realtor, I walk you through these steps:
✔️ Compare the survey drawing to the actual property
✔️ Verify the seller disclosed all improvements
✔️ Look for anything built on an easement
✔️ Verify fence location
✔️ Check for pool additions or patio extensions
✔️ Confirm detached structures are shown
✔️ Look for mismatches or missing items
If anything looks off, we address it immediately so you’re protected.
9. Why Early Review Protects You From Bigger Problems Later
Issues on a survey can affect:
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Title insurance
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Loan underwriting
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HOA compliance
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Appraisal
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Future resale
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Insurance claims
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Property tax assessments
A clean T-47 + accurate survey = peace of mind.
Bottom Line: Don’t Overlook the T-47
It’s a simple document, but it carries huge weight in Texas real estate transactions.
I always review it early with buyers to make sure the survey is accurate and the title is clean before we move further in the process.
Want to Buy a Home in North Texas?
If you want a Realtor who digs into the T-47, the survey, the setbacks, easements, HOA rules, and every detail that protects you in a Texas transaction, I’d love to help.
