If you’re buying or selling a home in Texas—especially in areas like Frisco, Prosper, McKinney, Celina, Plano, or Little Elm—you’ll almost always encounter the T-47 affidavit.
Most people have no idea what it is until it lands in their inbox.
But it’s a critical legal document that protects both parties and determines whether a seller can reuse an existing survey or must buy a new one.
Here’s the simple explanation.
1. What Is a T-47?
The T-47 is officially called the:
Residential Real Property Affidavit (T-47)
and it is required any time a seller wants to use an existing survey.
The T-47 is a sworn statement from the seller confirming:
✔️ That the existing survey is accurate
✔️ That no new structures or improvements have been added
✔️ That no boundary-related changes have occurred
✔️ That nothing violates the original survey lines
The title company must have a valid T-47, or the survey is not acceptable.
2. Why Does Texas Require the T-47?
The state wants to ensure:
✔️ The survey still reflects the real property
✔️ No additions or changes affect boundaries
✔️ Title insurance can be issued confidently
✔️ Buyers are protected from unknown encroachments
Without it, the title company will reject the survey—even if the survey itself is perfect.
3. When Is a T-47 Required?
A T-47 is required when:
✔️ Seller is providing an existing survey
✔️ Buyer is relying on that survey for closing
✔️ Title company must insure the boundaries
A T-47 is NOT required when:
✔️ Seller is buying a new survey
✔️ Buyer is purchasing a new survey
✔️ The property is new construction (sometimes no survey exists yet)
4. What Must the Seller Declare on the T-47?
The seller must disclose whether, since the previous survey:
✔️ Any new structures were built
✔️ Any existing structures were altered
✔️ Fences were moved or replaced
✔️ Sheds or patios were added
✔️ Driveways were extended
✔️ Pool or spa was installed
✔️ Concrete was poured
✔️ Decks or pergolas were added
If any of these occurred, the T-47 must identify the changes.
5. What Happens If the Seller Lies or Makes a Mistake?
This is serious.
If the T-47 is inaccurate, the title company can:
❌ Reject the survey
❌ Require a new survey
❌ Delay closing
❌ Create potential legal liability for the seller
For the buyer, a false T-47 could impact:
❌ Title insurance coverage
❌ Future property disputes
❌ Ability to make improvements
This is why I always verify T-47 accuracy before we proceed.
6. What Happens If the T-47 Is Incorrect or Incomplete?
If the T-47 is not completed correctly:
✔️ Seller must provide a new T-47
or
✔️ Seller must buy a new survey
A T-47 must be:
✔️ Signed
✔️ Notarized
✔️ Accurate
✔️ Fully completed
Missing anything triggers a redo.
7. How Buyers Benefit From a Good T-47
A valid T-47 allows buyers to:
✔️ Avoid paying for a new survey
✔️ Trust the boundaries shown
✔️ Know that improvements do not encroach
✔️ Move through title review quickly
✔️ Proceed to closing confidently
I always make sure the T-47 is completed early so there are no surprises.
8. How Sellers Benefit From a Good T-47
Providing a valid T-47 helps sellers:
✔️ Save money by reusing a previous survey
✔️ Avoid delays in closing
✔️ Prevent title objections
✔️ Keep the transaction smooth
A clean T-47 is one of the easiest ways to make the process easier for everyone involved.
9. What Makes a T-47 “Invalid”?
A T-47 becomes invalid if:
❌ It’s filled out incorrectly
❌ It’s missing signatures
❌ It’s missing the notarization
❌ It references the wrong survey
❌ It’s handwritten illegibly
❌ It contradicts visible improvements
❌ Seller fails to disclose a pool or patio addition
❌ It lists unknown dates or vague improvements
I review the T-47 to catch problems before they derail the transaction.
10. T-47 Issues I Commonly See in North Texas
❌ Pool added after survey
❌ New concrete patio not disclosed
❌ Shed built on an easement
❌ Fence line moved
❌ Pergola added without disclosure
❌ Room additions not reflected
❌ New driveway extensions
❌ Inaccurate timeline of improvements
❌ Survey too old to be reliable
These can all affect closing and sometimes require a new survey.
11. What If the Buyer Doesn’t Trust the Old Survey?
You always have the right to get a new survey at your own expense.
I often recommend a new survey when:
✔️ Buyer is planning a pool
✔️ Buyer wants a patio extension
✔️ Lot lines look odd
✔️ The neighborhood has known encroachment issues
✔️ The original survey is very old
✔️ Structures appear close to setbacks
A new survey often gives peace of mind.
12. My Role in Managing the T-47
When I represent you, I:
✔️ Verify the T-47 matches the survey
✔️ Review all improvements for accuracy
✔️ Catch red flags early
✔️ Coordinate with title when issues arise
✔️ Explain what the T-47 means for you
✔️ Ensure everything is acceptable before closing
You’ll never be left guessing about this document.
Bottom Line: The T-47 Protects BOTH Buyers and Sellers
A valid T-47 ensures:
✔️ The survey is accurate
✔️ Title insurance is clean
✔️ There are no hidden boundary issues
✔️ Closing stays on schedule
✔️ Your investment is protected
When I guide you through this process, I make everything easy to understand—and I handle the details so you don’t have to.
Want a Realtor Who Catches Survey & T-47 Problems Early?
If you want a smooth, protected, stress-free Texas transaction, I’d love to help.
