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
❗ Seller forgets additions
They added a pergola, shed, patio, or fence and forgot to disclose it.
❗ T-47 signed incorrectly
Missing initials, missing notary, wrong address.
❗ Survey doesn’t reflect current structures
Especially common with pools or patio extensions.
❗ Fence line moved
This is one of the biggest issues—neighbors commonly move fence lines in Texas.
❗ 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.
