The Survey and the T47 Affidavit, Explained

A survey shows the boundaries of the property and where the house, fences, driveways, and other improvements sit on the lot. In Texas, it matters for your title policy and sometimes for your lender.

What a survey shows

• Property lines and lot dimensions
• Where the home and other structures sit
• Easements, like utility easements running through the yard
• Encroachments, like a neighbor's fence that crosses the line

Why it matters

The title company uses the survey to decide whether it can remove the standard survey exception from your owner's title policy. That gives you more protection if a boundary issue ever comes up.

The T47 affidavit

If the seller already has a survey, the contract lets them provide it along with a T47 residential real property affidavit. In that form, the seller swears that nothing has changed on the property since the survey was done, like new fences, additions, or pools. If the title company and lender accept it, you may not need to pay for a new survey.

When you need a new one

• The seller cannot find their old survey
• Improvements have been added since the last survey
• The lender or title company will not accept the existing survey

A new survey takes time, so we order it early if it is needed.

Who pays

The contract sets who pays for a new survey if one is required. It is negotiable.

What to look for

When the survey arrives, I look for easements that could limit future projects like a pool or an addition, and any encroachments that should be resolved before closing. It is a small document that can save big headaches later.