Is a survey legally required to sell a house in Texas?

No Texas statute requires a survey as a condition of selling residential property. However, Texas title companies almost universally require either a current survey or a T-47 Residential Real Property Affidavit before issuing a title insurance policy. In practice, nearly every Texas home sale involves a survey.

What is a T-47 affidavit in Texas?

A T-47 is a Texas-specific affidavit the seller signs stating that they have reviewed a prior survey of the property and that no changes have been made since that survey was completed. The title company uses it to rely on the prior survey without ordering a new one. If any improvements have been made since the last survey, a new survey is typically required instead.

Who pays for the survey when selling a house in Texas?

Under the standard Texas Real Estate Commission One to Four Family Residential Contract, there is a checkbox that determines who pays for the survey. Either the seller provides an existing survey at no cost to the buyer, or the buyer pays for a new survey. This is a negotiated term, not a legal requirement. In competitive markets, sellers sometimes provide a recent survey to reduce buyer costs.

Can I use an old survey to sell my Texas home?

Possibly, if you are willing to sign a T-47 affidavit stating that no changes have been made. Most Texas title companies will accept a prior survey with a T-47 if the survey is reasonably recent (often within five to ten years) and the property description matches. If improvements have been added, a new survey is typically required.

What if a survey reveals a problem with my Texas property?

Common issues found on Texas home sale surveys include fences over property lines, encroachments from adjacent structures, easement conflicts, and setback violations for sheds or additions. Most are resolved by price adjustment, agreement between the parties, or a boundary line agreement. An experienced Texas real estate attorney can help structure the right fix.

Do I Need a Survey to Sell My House in Texas?

The Short Answer

No Texas law requires a survey to sell a house. But Texas title companies, which insure nearly every real estate transaction in the state, almost always require either a current survey or a T-47 affidavit before they will issue a title insurance policy. If you are selling a Texas home, plan for a survey to be part of the process.

The T-47 Affidavit: Texas's Survey Workaround

Texas developed the T-47 Residential Real Property Affidavit as a way to allow use of an existing survey without requiring a brand-new one for every transaction. Here is how it works:

The seller signs a sworn affidavit stating they have reviewed the prior survey of the property.
The seller swears that no alterations, additions, or improvements have been made to the property since the date of the prior survey that would affect the accuracy of the survey.
The title company relies on the prior survey plus the T-47 to issue title insurance without ordering a new survey.

The T-47 is only valid if the prior survey is accurate and no changes have been made. If you have added a shed, built a deck, extended a fence, or put up a garage since the last survey, you will need a new survey. Signing a T-47 when improvements have been made is a false statement under oath, which creates legal exposure for the seller.

The Standard Texas Real Estate Contract and Survey Language

The Texas Real Estate Commission (TREC) One to Four Family Residential Contract, which is the standard form used in most Texas residential transactions, contains specific survey language in Section 6.C:

Option A: The seller provides an existing survey, and if the title company or lender requires a new survey, the buyer pays for it.
Option B: The buyer, at their expense, obtains a new survey within a specified number of days after the effective date of the contract.

The choice between options is negotiated. In a buyer's market, sellers sometimes provide a fresh survey to make their listing more attractive. In a competitive seller's market, buyers more often absorb survey costs.

Why Texas Lenders Almost Always Require a Survey

Texas lenders want confirmation that the property they are financing is what the deed describes. A survey provides that confirmation by showing:

The exact boundaries and dimensions of the parcel
All structures on the property and their location relative to boundaries and setback lines
Recorded easements and their locations on the property
Any encroachments from or onto adjacent properties
Access to public roads

Without a survey, the lender and title company are relying on the deed description alone. Texas deeds, particularly for older properties and rural land, are sometimes vague, rely on metes and bounds descriptions, or reference original General Land Office survey calls that are not easy to translate into modern coordinates. A survey converts the legal description into a certified graphic representation of what is actually on the ground.

Types of Surveys Used in Texas Home Sales

Residential Boundary Survey

The standard survey for a typical Texas home sale. It locates and certifies the property corners, shows the structures on the lot, identifies easements, and notes any encroachments. This is what most buyers and title companies expect in a standard residential transaction.

ALTA/NSPS Land Title Survey

A more detailed survey following national standards set by the American Land Title Association and the National Society of Professional Surveyors. Required for commercial transactions and sometimes for complex residential transactions. More expensive than a standard boundary survey and includes additional items like utilities, improvements, and easement details.

Update to an Existing Survey

Sometimes a surveyor can update an existing survey rather than starting from scratch. This is less expensive than a full new survey and can satisfy title company requirements if the original survey is relatively recent and only minor changes have been made. Ask the title company and your surveyor whether an update is acceptable before ordering a full new survey.

What Problems Surveys Commonly Reveal in Texas Home Sales

Survey issues come up in a significant percentage of Texas home sales. Common findings include:

Fence encroachments: The seller's fence, or a neighbor's fence, sits several feet over the true property line. Very common in older neighborhoods where fences were placed by eye rather than by survey.
Easement conflicts: A shed, deck, or addition was built in a recorded utility or drainage easement. The buyer's lender may require the structure to be removed or the buyer to sign an exception acknowledging the risk.
Missing access: Some older Texas properties show gaps between the lot and the public road, creating a potential access issue. A surveyor identifies this; a real estate attorney resolves it.
Setback violations: A carport, addition, or outbuilding was constructed closer to the property line than local zoning allows. This can complicate title insurance and require negotiation.

How Much Does a Survey Cost for a Texas Home Sale?

Survey costs in Texas vary by property type, size, and location:

Standard residential lot in an urban or suburban area: $400 to $900
Larger suburban lot, 0.5 to 2 acres: $700 to $1,500
Rural acreage, 2 to 20 acres: $1,200 to $3,000
Large rural tracts or properties with complex histories: $2,500 or more
ALTA/NSPS survey: $1,500 to $5,000 depending on complexity

Survey costs are typically modest relative to the home's sale price. They are also a deductible selling expense in most cases. A problem discovered by a survey before closing, when there is time and negotiating leverage to address it, costs less in time and stress than a problem discovered after.

As a Texas Seller: Should You Order a Survey Before Listing?

Ordering a survey before listing puts you in a stronger position. You find out about boundary issues, encroachments, or easement conflicts early, when you have more time and options. You can either fix the problem or disclose it and price accordingly.

If no changes have been made since a prior survey, a T-47 affidavit may allow you to use the prior survey without ordering a new one. Talk to your title company before the transaction starts to understand what they will accept.

Ready to find a licensed Texas RPLS for your home sale? Use the directory to search for surveyors in your Texas county, compare listings, and get quotes from multiple firms.