In Texas, a property survey is one of the most important — and most overlooked — documents in a real estate transaction. Many buyers skip ordering a new survey or rely on one that is 15 years old. But a survey reveals far more than just where the property lines fall. It can expose easements, encroachments, and fence-line discrepancies that affect how you can use the property and what you might be taking on when you buy. Understanding what a survey shows — and what to do when it raises questions — is a critical part of protecting yourself in any Texas real estate deal.
What Is a Property Survey?
A property survey is a professional measurement and mapping of a parcel of land prepared by a licensed surveyor. It establishes where the property begins and ends, identifies any easements or rights of way, notes visible improvements (structures, fences, driveways, pools), and flags anything that encroaches onto or off of the property.
In Texas, the most common survey type used in residential transactions is an Improvement Survey Plat (ISP) or Improvement Location Certificate (ILC). These documents show not just the raw boundary lines but also how the existing structures and improvements relate to those lines and to any easements or setbacks recorded on the original plat. The Texas Society of Professional Surveyors maintains licensing standards for the surveyors who prepare these documents, and title companies rely on them when underwriting an owner's title policy.
A survey is not the same as an inspection. An inspector evaluates the condition of the structure. A surveyor evaluates the land itself — where it sits, what rights attach to it, and whether anything visible on or near it raises a concern.
What a Texas Survey Commonly Shows
A standard residential survey in Texas will typically include:
- The legal description of the property as it appears in the public record
- Boundary lines and corner markers (iron pins or stakes) identifying the edges of the lot
- The location of the house, garage, and attached structures relative to the lot boundaries and setback lines
- Driveways, walkways, and paved surfaces
- Fences — including whether they align with the property lines
- Pools, sheds, outbuildings, and other improvements
- Visible utility and drainage easements, including their width and location
- Encroachments — anything that crosses a property line in either direction
- Setback lines from the recorded subdivision plat
- Any visible encumbrances that affect how the land can be used
What a survey generally does not show: underground utilities that have not been marked, zoning classifications, deed restrictions beyond what is recorded on the plat, or conditions that developed after the survey date.
Boundary Lines vs. Fence Lines
One of the most practically important distinctions a survey reveals is this: the fence is not always on the property line. In DFW, it is common to find fences that were built off-center — sometimes by several feet — either because of installer error, a neighbor agreement that was never formalized, or simply a decision made decades ago that no one documented.
When the fence sits inside your property line, you may actually own more land than you thought — and you may have been mowing or using less of it than you were entitled to. When the fence extends beyond your property line onto a neighbor's lot, your fence is sitting on land you do not own. That is an encroachment, and it can create complications with title insurance, neighbor relations, and future development.
The survey reveals the discrepancy between the fence and the boundary. What happens next depends on how significant the difference is, whether either party has made improvements in the affected strip, and how cooperative the neighboring owners are. Resolving a fence-line discrepancy often requires input from a real estate attorney, not just a contractor.
What Is an Easement?
An easement is a recorded right that allows another party — a utility company, a municipality, or a neighboring property owner — to use a specific portion of your land for a defined purpose. Easements are not informal arrangements. They are recorded legal instruments, and they run with the land, meaning they transfer automatically to every future owner regardless of whether the new buyer is aware of them at closing.
Common types of easements in DFW include:
- Utility easements for power lines, gas lines, water mains, and telecommunications infrastructure — these appear along rear lot lines and side yards in most established subdivisions
- Drainage easements that allow storm runoff to pass through or across a portion of the lot — common in areas with engineered detention requirements
- Access easements where a neighboring property has a recorded right to cross your lot to reach a road or utility connection
Owning property with an easement does not prevent you from buying or selling it. But you generally cannot build permanent structures within an easement area, and the easement holder retains the right to access that portion of your land for their stated purpose. If you build a deck, shed, or addition within a utility easement, the utility company may have the right to require removal without compensation.
Easements appear on the survey as labeled, shaded, or noted areas. Your title commitment will also list any easements found in the public record. Reading both documents together gives you a complete picture.
What Is an Encroachment?
An encroachment occurs when a structure or improvement crosses a property boundary. Your fence extends two feet onto a neighbor's lot — that is an encroachment. A neighbor's shed sits partially on your side of the line — that is also an encroachment. A driveway that extends past the lot line, a retaining wall that straddles the boundary, or a room addition that was built too close to the edge of the lot can all constitute encroachments.
Title insurance companies take encroachments seriously. Depending on the nature and location of the encroachment, the title company may add an exception to the owner's policy — meaning they will not cover future claims related to that encroachment — or may decline to insure the property as-is until the issue is resolved.
Common Survey Examples Buyers Should Know
Several types of survey findings come up repeatedly in DFW transactions. Knowing what they mean before you encounter one helps you respond calmly and make informed decisions.
Fence across a property line: This is the most common finding in older neighborhoods, where fences were installed without the benefit of a formal survey. The resolution depends on how far the fence strays, the relationship between the neighbors, and whether the seller is willing to negotiate. Buyers should not assume the issue will resolve itself after closing.
Shed or outbuilding in a utility easement: Structures cannot permanently remain in utility easement areas. If a shed was built inside a recorded easement, the utility company has the right to require its removal if they need to access the area. Buyers accepting this condition should understand what they may be asked to do — and at whose expense.
Driveway access issues: A shared driveway or one that encroaches onto a neighboring lot can affect financing approval, property insurance, and day-to-day use. Lenders and insurers typically want clear access to the property without dependence on a neighbor's goodwill.
Pool or addition too close to the boundary: Recorded subdivision plats establish minimum setback requirements — the distance a structure must sit from a lot line. An addition or pool deck built in violation of a recorded setback may not have been permitted, or may have been permitted in error. This can affect the seller's disclosure obligations, the ability to resell with full title insurance coverage, and the buyer's options if they want to expand or modify the property later.
Existing Survey vs. Ordering a New Survey
The TREC One to Four Family Residential Contract gives buyers and sellers the option to negotiate whether an existing survey will be used or a new one ordered. If an existing survey is available and the title company finds it acceptable, the parties can proceed without commissioning new work.
The risk of relying on an old survey is straightforward: the physical property may have changed since the survey was completed. Fences get moved. Sheds get built. Easements get recorded. A survey from 2009 does not capture any of those changes.
A new survey takes approximately one to three weeks from the order date and typically costs between $400 and $1,000 or more for a standard residential lot, depending on lot size, location, and the surveying firm. In areas with larger lots, complex boundaries, or properties that have not been surveyed in decades, costs can be higher.
Affidavit in Lieu of Survey
In some residential transactions, the title company may accept a seller's affidavit — a signed statement by the seller affirming that no changes have been made to the property since the last survey — as a substitute for a current survey. This practice is used in lower-risk transactions where the existing survey is relatively recent and the seller can attest that conditions have not materially changed.
An affidavit in lieu of survey is not a substitute for an actual survey. It does not reveal current conditions. It does not catch an encroachment that was there before the existing survey was done. And if something does come up after closing, the buyer's title insurance coverage in that area may be limited. For buyers purchasing a property with complex characteristics — corner lots, older fences, pools, large yards, adjacent easement corridors — an actual survey ordered fresh provides meaningful additional protection.
10 Questions to Ask Before Closing
Before you accept an existing survey or proceed without ordering a new one, work through this checklist with your agent and title company:
- When was the existing survey completed, and who prepared it?
- Has anything changed on the property since then — structures added, fences moved, easements recorded?
- Are there visible easement corridors on the property, and are they labeled on the survey?
- Does any fence or structure appear to cross a property line?
- Are there any shared driveways, paths, or structures that cross onto or off of the lot?
- Do the property lines on the survey match what the listing describes?
- Are there any setback violations visible on the survey?
- Has the title company reviewed the survey, and do they have any concerns or exceptions?
- If an encroachment is identified, what are the options for resolution — and who bears the cost?
- If the survey raises a legal question, who should I consult before closing?
Frequently Asked Questions
Is a property survey required in Texas? Texas law does not universally require a property survey as a condition of every real estate transaction, but your lender and title company may require one. Lenders — especially for conventional and FHA loans — often require a survey or an affidavit in lieu of survey to issue title insurance. Even when a survey is not technically required, ordering one is a sound practice for any buyer who wants to know exactly what they are purchasing.
Who pays for the survey in a Texas transaction? Survey costs are negotiable between buyer and seller. In practice, the buyer often pays for a new survey if one is ordered, since the buyer benefits most from current survey information. However, sellers sometimes provide an existing survey at their cost or agree to a credit. Your agent will help you negotiate this during the contracting phase. The cost is typically paid at or before closing.
Can I build a fence on the property line shown in the survey? Generally, yes — but there are conditions to consider. You should check for any utility or drainage easements that run along the property line, since fences in easement areas can require permits or may be subject to removal. You should also check your HOA's rules if the property is governed by one, as many associations have requirements around fence materials, heights, and placement. A conversation with your municipality's permitting department is advisable before you break ground.
What happens if the survey reveals an encroachment after we are under contract? The buyer's best window to address a survey-related issue is during the option period. If the survey is ordered and returned before the option period expires, the buyer can request that the seller resolve the encroachment, negotiate a price reduction, or terminate the contract and receive their option fee back only if the termination is within the option period. After the option period ends, the buyer's leverage to walk away without forfeiting earnest money is significantly reduced. Buyers should plan their survey order timing with this deadline in mind.
How long is a Texas property survey valid? There is no fixed legal expiration date for a Texas property survey, but title companies assess the survey's current acceptability based on the survey date and the risk profile of the property. A survey that is two years old with no visible changes to the property may be accepted. A survey that is ten years old on a property where a fence, pool, and outbuilding have been added likely will not — or will require an affidavit and may still carry exceptions. The title company makes the final determination, and buyers should ask early in the transaction whether the existing survey is likely to be accepted.
Related Reading
- What Is a Texas Title Commitment? How Buyers Should Read It Before Closing
- HOA Resale Certificates in Texas: What Buyers Should Review Before Closing
- How to Read a Texas Closing Disclosure Before You Sign
- Texas Real Estate Contract Changes Effective July 1, 2026
- Should You Sell Your Texas Home As-Is or Make Repairs First?