{"id":10474,"date":"2026-10-18T05:00:00","date_gmt":"2026-10-18T10:00:00","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/?p=10474"},"modified":"2026-10-14T16:22:02","modified_gmt":"2026-10-14T21:22:02","slug":"how-to-read-property-survey-texas","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/","title":{"rendered":"How to Read a Texas Property Survey Before Closing"},"content":{"rendered":"<div class=\"rl-page\">\n<header class=\"rl-hero\">\n<div class=\"rl-eyebrow\">Process \u00b7 Guide<\/div>\n<h1>How to Read a Texas Property Survey Before Closing<\/h1>\n<p><a class=\"rl-cta-primary\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-read-a-property-survey-texas\">Connect with LRG \u2192<\/a><br \/>\n<\/header>\n<p>To read a Texas property survey, start with the surveyor&#8217;s title block, legend, scale, and north arrow. Follow the labeled boundary lines and their bearings and distances, then locate corner monuments, buildings, fences, easements, and setback lines. Before closing, compare the drawing with the title commitment and recorded easement documents. If anything is unclear, ask a Texas registered professional land surveyor or qualified real estate attorney to explain it.<\/p>\n<div class=\"rl-quick-grid\">\n<article class=\"rl-quick-card\">\n<h3>Before You Read Your Survey<\/h3>\n<ul>\n<li data-fact-id=\"t-47-affidavit\">Your title company typically requires a T-47 affidavit or T-47.1 declaration from the seller confirming no structural changes since the last survey was completed.<\/li>\n<li data-fact-id=\"rpls-tbpels\">Verify the survey carries the stamp of a licensed RPLS, which is the only credential authorized to certify land boundaries in Texas.<\/li>\n<li data-fact-id=\"survey-elements\">Look for four core elements on the plat: boundaries, easements, setbacks, and encroachments, and flag any missing items before closing day.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>What You Need to Read Your Survey<\/h3>\n<ul>\n<li data-fact-id=\"rpls-tbpels\">Verify the surveyor holds an RPLS designation from the Texas Board of Professional Engineers and Land Surveyors before relying on any plat.<\/li>\n<li data-fact-id=\"metes-and-bounds\">Pull the property&#8217;s metes and bounds description from the deed or title commitment so you can cross-check it against the survey drawing.<\/li>\n<li data-fact-id=\"t-47-affidavit\">Request a T-47 affidavit or T-47.1 declaration from the seller, which tells the title company whether fences, structures, or boundaries changed since the survey date.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>Survey Review Timeline<\/h3>\n<ul>\n<li data-fact-id=\"metes-and-bounds\">Begin with the metes and bounds description at the top of the plat, which uses compass bearings and distances to trace the legal boundary.<\/li>\n<li data-fact-id=\"rpls-tbpels\">Check that the survey bears a current RPLS seal, confirming a licensed Texas surveyor certified the measurements and boundary lines.<\/li>\n<li data-fact-id=\"trec-20-19-para6c\">Paragraph 6D of the TREC contract sets the deadline to raise survey and title objections. That deadline is the earlier of closing or the number of days stated in the contract after receiving the commitment, exception documents, and survey. Review the plat well before that window closes.<\/li>\n<\/ul>\n<\/article>\n<article class=\"rl-quick-card\">\n<h3>What a Texas Property Survey Costs<\/h3>\n<ul>\n<li data-fact-id=\"rpls-tbpels\">A licensed RPLS surveyor prices residential jobs by lot size, shape complexity, and how recently the property was last surveyed.<\/li>\n<li data-fact-id=\"t-47-affidavit\">Reusing an existing survey with a T-47 affidavit or T-47.1 declaration typically costs less than ordering a new plat from scratch.<\/li>\n<li data-fact-id=\"metes-and-bounds\">Rural tracts described by metes and bounds usually need more fieldwork than platted subdivision lots, so compare quotes from at least two firms.<\/li>\n<\/ul>\n<\/article>\n<\/div>\n<div class=\"rl-atf-faqhead\"><span class=\"rl-kicker\">Asked First<\/span>Top questions before you dig in<\/div>\n<details>\n<summary>How do I read my property survey?<\/summary>\n<p>Start with the title block, which shows the surveyor&#8217;s name, RPLS license number, and survey date. Then follow the boundary lines using the metes and bounds bearings and distances printed along each side, and check for any easements, setbacks, or encroachments marked on the plat.<\/p>\n<\/details>\n<details>\n<summary>What do the numbers mean on a land survey?<\/summary>\n<p>Numbers on a land survey represent bearings and distances along each boundary line, where bearings like N 45\u00b0 E show direction relative to north and distances in feet show how far each line runs. Together, these metes and bounds measurements trace the exact shape and size of your parcel.<\/p>\n<\/details>\n<details>\n<summary>How do you read a property survey PDF?<\/summary>\n<p>Start with the property info block, which lists the address, lot number, and county. From there, trace the bold boundary lines forming a polygon around the parcel, note the bearings and distances along each side, and flag any easements, setbacks, or encroachments the surveyor marked.<\/p>\n<\/details>\n<section class=\"rl-bluf\">\n<h2 id=\"the-bottom-line-up-front\">The Bottom Line Up Front<\/h2>\n<p><strong>A Texas property survey is a scaled drawing prepared by a Registered Professional Land Surveyor that maps your legal boundaries, easements, setbacks, and encroachments. The TREC residential contract offers three survey options under paragraph 6C, and the path you choose determines whether boundary problems surface before or after closing. Reading the survey yourself is the step buyers regret skipping.<\/strong><\/p>\n<p>Start with the property information block: address, lot number, block, and subdivision name. Boundary lines form a closed polygon with bearings for direction and distances in feet along each side. Inside those boundaries, check the legend for lines marking easements and setbacks, and flag any structure or fence crossing a boundary line or sitting within a restricted corridor. Use the legend and recorded instruments to identify each feature, not line style alone. Match every easement to Schedule B of your title commitment before closing.<\/p>\n<ul>\n<li>Boundary lines form a polygon with bearings for direction and distances in feet for each side.<\/li>\n<li>The legend identifies easement corridors where utilities, drainage districts, or other parties retain recorded access rights.<\/li>\n<li>A structure or fence crossing a boundary line is flagged as an encroachment and may require resolution before closing.<\/li>\n<li>The TREC contract paragraph 6C gives buyers three options for providing or obtaining a survey.<\/li>\n<li>Under 6C(1), the seller provides an existing survey with a T-47 or T-47.1 confirming no changes.<\/li>\n<\/ul>\n<\/section>\n<section>\n<h2 id=\"what-a-texas-property-survey-shows\">What a Texas Property Survey Shows<\/h2>\n<p>A Texas property survey is a scaled drawing prepared by a Registered Professional Land Surveyor, or RPLS, that maps the legal boundaries, easements, setbacks, and encroachments on a parcel. The document ties what exists on the ground to what the recorded deed or plat describes. One limit matters. A survey shows where features sit relative to property lines, but it does not resolve title disputes or verify zoning compliance.<\/p>\n<p>The perimeter of the parcel appears as bold or solid lines forming a closed polygon. Along each boundary segment, bearings state the direction of the line relative to north, and distances state the length in feet. Those two measurements let you trace the exact shape and size of the lot. Inside and around that perimeter, the surveyor marks every physical feature: structures, fences, driveways, retaining walls, sheds, and other improvements on the property. Anything that crosses a boundary line or sits within an easement corridor is flagged as a potential encroachment, the kind of conflict that needs resolution before closing.<\/p>\n<p>The survey also identifies easement corridors where utility companies or neighbors hold recorded access rights, setback lines that define how close to the property line a structure can sit, and flood zone designations that affect insurance requirements. None of these restrictions are visible from a drive-by or a listing photo. A survey does not guarantee there are no unrecorded rights-of-way unless the RPLS was specifically asked to certify those items. Reading the survey side by side with your title commitment before closing is the most direct way to catch conflicts between what the deed describes and what the ground shows.<\/p>\n<\/section>\n<section>\n<h2 id=\"the-three-survey-options-in-the-trec-contract\">The Three Survey Options in the TREC Contract<\/h2>\n<p>The TREC residential contract Form 20-19 presents three survey options under paragraph 6C, and the one selected in the executed contract determines who provides the survey, whether an existing one can be reused, and what documentation the title company requires before closing. This is a negotiable term. The right choice depends on the seller&#8217;s existing survey history, the property&#8217;s current physical condition, and the buyer&#8217;s lender requirements for survey recency.<\/p>\n<table>\n<caption>The Three Survey Options Under Paragraph 6C<\/caption>\n<thead>\n<tr>\n<th>6C Option<\/th>\n<th>Who Provides<\/th>\n<th>Key Requirement<\/th>\n<th>When This Works<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>6C(1): Seller furnishes existing survey<\/td>\n<td>Seller<\/td>\n<td>Seller delivers the existing survey with a T-47 affidavit or T-47.1 declaration within the contract deadline, If the seller misses the delivery deadline, the buyer may obtain a new survey at seller expense no later than three days before closing. If the title company or lender rejects the furnished documents, the buyer obtains a new survey at the expense of whichever party the contract box assigns<\/td>\n<td>Seller has a survey on file and can attest to no material changes since the survey date<\/td>\n<\/tr>\n<tr>\n<td>6C(2): Buyer obtains a new survey<\/td>\n<td>Buyer<\/td>\n<td>Buyer may obtain a new survey from a licensed RPLS at buyer&#8217;s expense; not obtaining one is not by itself grounds to terminate under Third Party Financing Addendum Paragraph 2B<\/td>\n<td>No existing survey is available, the property has been modified, or the lender requires a current survey<\/td>\n<\/tr>\n<tr>\n<td>6C(3): Seller furnishes a new survey<\/td>\n<td>Seller<\/td>\n<td>Seller orders and pays for a new survey from a licensed RPLS<\/td>\n<td>Seller has no existing survey or the existing survey is too old for the title company or lender to accept<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n<p>The T-47 affidavit or T-47.1 declaration is the key document behind the 6C(1) seller-furnishes option. The seller states that no changes have been made to boundaries, fences, buildings, or easements since the existing survey was completed. When the seller cannot attest that conditions are unchanged, the title company may require a new survey or additional documentation before proceeding, depending on the nature and extent of the changes. Compare the survey to the title commitment&#8217;s Schedule B exceptions before the <a href=\"\/lrg-blog\/texas-option-period-explained\/\">option period<\/a> expires. Items listed in the commitment but absent from the survey signal a gap the existing drawing did not capture.<\/p>\n<\/section>\n<section>\n<h2 id=\"the-t-47-and-t-47-1-reusing-the-sellers-survey\">The T-47 and T-47.1: Reusing the Seller&#8217;s Survey<\/h2>\n<p>A T-47 affidavit is a sworn statement the seller signs confirming that no changes have been made to the property since the existing survey was completed. A T-47.1 declaration serves the same purpose but does not require notarization; both are accepted under 6C(1). The seller discloses changes to actual knowledge and belief, not as a warranty of improvement locations. Whether a title company accepts either form depends on its underwriting guidelines and the survey&#8217;s age.<\/p>\n<p>The T-47 covers specific ground. The seller affirms that no new fences, structures, pools, driveways, or other improvements have been added since the survey date and that no boundary disputes exist. The affidavit also states that nothing from adjacent properties has encroached onto the lot. Check the survey date in the title block before accepting the T-47 at face value. The title block sits in the lower right or upper corner of the plat and includes the surveyor&#8217;s name, license number, and completion date. Under TDI Rule P-2, a title insurer may accept an existing survey regardless of age at its underwriting discretion. Lender acceptance and whether the property has changed since the survey date are separate questions.<\/p>\n<p>Reusing the seller&#8217;s survey with a T-47 saves the buyer the cost of ordering a new one, but the trade-off is coverage depth. The affidavit only captures what the seller knows and is willing to disclose under oath. A seller who never walked the back property line may not realize a neighbor&#8217;s shed sits over the boundary. If the buyer&#8217;s <a href=\"\/spanish-blog\/las-principales-preguntas-para-hacer-a-tu-prestamista-hipotecario\/\">lender questions<\/a> the survey&#8217;s age, or the title company finds a gap between the plat and the current title commitment, ordering a fresh survey from a licensed RPLS may resolve the question, depending on the nature of the discrepancy.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-read-a-property-survey-texas\">Connect with LRG \u2192<\/a><\/div>\n<section>\n<h2 id=\"reading-the-drawing-boundaries-easements-setbacks-encroachments\">Reading the Drawing: Boundaries, Easements, Setbacks, Encroachments<\/h2>\n<p>Every survey plat uses distinct line styles and labels to communicate four categories of information that determine what you can build, where you can build it, and who else holds rights to the land. Each category maps to the title commitment. Reading all four together is the only way to get the full legal picture of a parcel before closing.<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li><strong>Boundary lines:<\/strong> Shown as bold or solid lines forming a closed polygon around the parcel, each segment labeled with a bearing indicating direction relative to north and a distance measured in feet, so you can trace the exact shape and acreage of the lot and compare it against the metes and bounds legal description recorded in the deed.<\/li>\n<li><strong>Easement corridors:<\/strong> Identified by the legend and labeled by type such as utility, drainage, or access, these strips show where a third party holds a recorded right to use part of your land. The line style varies by surveyor; always check the legend rather than assuming a particular dash pattern means an easement. A structure built inside an easement corridor may be subject to removal at the holder&#8217;s discretion, depending on the terms of the recorded instrument.<\/li>\n<li><strong>Setback lines:<\/strong> Shown as lines running parallel inside the boundary and identified in the legend, setbacks mark the minimum required distance between a structure and the property line under local zoning ordinances. A structure that falls inside a setback zone may create a compliance issue, but the consequences depend on the jurisdiction, the type of improvement, and whether a variance was granted.<\/li>\n<li><strong>Encroachments:<\/strong> Flagged when any structure, fence, or improvement crosses a boundary line, the surveyor notes measurements showing how far the feature extends beyond the line. Distinguish an encroachment across a property boundary from a structure within an easement or setback corridor; the legal implications and resolution paths differ. An encroachment may result in a title exception or require negotiation before closing, depending on the circumstances.<\/li>\n<\/ul>\n<\/div>\n<\/section>\n<section>\n<h2 id=\"survey-red-flags-before-closing\">Survey Red Flags Before Closing<\/h2>\n<p>Survey findings that show structures crossing boundary lines, improvements inside easement corridors, or a legal description that does not match the title commitment can complicate a closing. The title company may flag each one as a Schedule B exception, and resolution is typically required before the transaction closes. Reviewing the survey against the title commitment during the option period gives the buyer time to act.<\/p>\n<div class=\"bullet-section-blue\">\n<ul>\n<li><strong>Encroachment across a boundary line:<\/strong> When the survey shows a neighbor&#8217;s fence, retaining wall, or driveway extending onto the subject property, the title company adds an exception. The buyer can request removal before closing, negotiate a written easement agreement with the encroaching neighbor, or require the seller to resolve the encroachment as a condition of funding. Left unaddressed, the encroachment becomes the buyer&#8217;s problem after recording.<\/li>\n<li><strong>Improvement built inside an easement corridor:<\/strong> A deck, shed, or room addition sitting within a recorded utility or drainage easement means the easement holder retains the right to access that corridor and can remove the obstruction at the property owner&#8217;s expense. The survey labels the type of easement and its recorded instrument number, which the buyer should cross-reference against the title commitment exceptions.<\/li>\n<li><strong>Legal description mismatch with the title commitment:<\/strong> The metes and bounds description on the survey must match the legal description in the title commitment. A discrepancy in a bearing, a distance, or a reference monument may require a corrective instrument or a reconciliation between the surveyor and the title abstractor before closing can proceed. Even small differences can indicate a boundary dispute that should be resolved before contract deadlines pass.<\/li>\n<li><strong>Flood zone designation on the plat:<\/strong> Federal mandatory purchase of flood insurance turns on whether a secured building sits in the Special Flood Hazard Area, not whether any portion of the lot touches the zone. A lender may impose its own flood insurance requirement beyond the federal rule. A boundary survey is not an authoritative flood determination; the FEMA Flood Insurance Rate Map and a formal Letter of Map Amendment or Letter of Map Determination are the controlling documents for flood zone status.<\/li>\n<\/ul>\n<\/div>\n<\/section>\n<section>\n<h2 id=\"when-to-order-a-new-survey-and-what-it-costs\">When to Order a New Survey and What It Costs<\/h2>\n<p>Order a new survey when no existing survey is available, when the seller&#8217;s survey predates structural changes to the property, or when the title commitment reveals easements or boundary conditions the current plat does not show. A lender writing a new mortgage requires a survey that matches the property&#8217;s current state, and an outdated plat that misses a new fence line or recently recorded easement will not clear title review.<\/p>\n<p>Specific triggers include any physical improvement added after the survey date: a fence, pool, detached garage, patio extension, or driveway that shifts into a setback or easement corridor. Boundary disputes qualify too. So do lots split or combined since the original platting, properties described by metes and bounds rather than a simple lot-and-block reference, and acreage tracts that require more fieldwork from a licensed surveyor. A survey&#8217;s usefulness depends on whether the property has changed since the survey date, not on the survey&#8217;s age alone. Under TDI Rule P-2, a title insurer may accept an existing survey regardless of age at its underwriting discretion; lender requirements are separate.<\/p>\n<p>Survey pricing in Texas scales with lot size, terrain complexity, and the type of legal description. Standard subdivision lots with a platted lot-and-block reference fall at the lower end of the range because the surveyor works from recorded plat maps and established corner monuments. Acreage tracts, metes and bounds parcels, and heavily wooded properties cost more because the surveyor covers more ground and locates or resets more boundary markers. Order the survey as early as possible in the contract period so results arrive before the objection deadline under Paragraph 6D, and ask your title company to recommend a licensed RPLS.<\/p>\n<\/section>\n<section>\n<h2 id=\"when-to-bring-in-a-surveyor-or-attorney\">When to Bring in a Surveyor or Attorney<\/h2>\n<p>Most survey readings are straightforward once you understand the legend and the four categories: boundaries, easements, setbacks, and encroachments. Bring in professional help when the drawing raises questions you cannot resolve by cross-referencing the title commitment.<\/p>\n<div class=\"bullet-section-green\">\n<ul>\n<li><strong>Boundary line does not match fences or improvements:<\/strong> When the survey shows a fence or structure sitting several feet from the legal boundary, the gap may indicate an encroachment, a boundary by acquiescence, or an error in fence placement. A licensed RPLS can re-stake the corners and confirm the legal line. If the discrepancy involves a neighbor&#8217;s property, a real estate attorney can evaluate whether an encroachment agreement or boundary line agreement is appropriate.<\/li>\n<li><strong>Easement or setback conflict with planned improvements:<\/strong> If the survey shows an easement corridor or setback line running through the area where you intend to build or modify a structure, consult a real estate attorney to determine whether a variance, release, or relocation of the easement is available before committing to construction.<\/li>\n<li><strong>Title commitment exceptions do not match the survey:<\/strong> When Schedule B of the title commitment lists easements or restrictions that do not appear on the survey, or the survey shows features not reflected in the commitment, the discrepancy needs resolution before closing. A title professional or real estate attorney can reconcile the two documents and determine what additional endorsements or corrective instruments may be needed.<\/li>\n<li><strong>Contested boundary or adverse possession claim:<\/strong> When a neighbor disputes the boundary shown on the survey or claims rights to a strip of land through long use, a real estate attorney should evaluate the facts and recorded instruments before any negotiation or construction proceeds.<\/li>\n<\/ul>\n<\/div>\n<\/section>\n<section>\n<h2 id=\"the-bottom-line\">The Bottom Line<\/h2>\n<p>Read the legend first, then trace every boundary line against the physical features on the ground: fences, structures, driveways, and retaining walls. Identify every setback and easement corridor on the plat and confirm each one appears in the title commitment. Check the contract deadlines under Paragraph 6C for the survey delivery option and Paragraph 6D for the objection window, and resolve any conflicts with the surveyor, title professional, or attorney before those deadlines pass.<\/p>\n<p>A survey is one document in a set. It works alongside the title commitment, the recorded easement instruments, and the contract. Reading all four together before closing is the step that catches the problems a drive-by or a listing photo cannot show.<\/p>\n<\/section>\n<div class=\"rl-cta-mid\"><a class=\"rl-cta-pill\" href=\"\/lrg-blog\/connect-with-lrg\/?ref=how-to-read-a-property-survey-texas\">Connect with LRG \u2192<\/a><\/div>\n<div class=\"rl-faq\">\n<h2 id=\"frequently-asked-questions\">Frequently Asked Questions<\/h2>\n<details>\n<summary>How do you read a property survey for a fence project in Texas?<\/summary>\n<p>Start by locating the boundary lines, which appear as bold lines forming the perimeter of your lot. Look for any setback lines, which show how far structures must sit from the boundary. Check for easement corridors along the property edges since utility or drainage easements may restrict where you place posts or footings. If the survey shows an encroachment from an adjacent property, that affects your fence line too. Match the survey&#8217;s boundary to physical markers like iron pins or concrete monuments at the corners of your lot before you dig.<\/p>\n<\/details>\n<details>\n<summary>How do bearings and distances work on a survey plat?<\/summary>\n<p>Bearings describe the direction of each boundary line using compass-based notation. A bearing like N 45\u00b0 E means the line runs 45 degrees east of due north from its starting point. The distance listed alongside tells you how far the line extends in feet. Together, bearings and distances let you trace the exact shape of the parcel. Start at one corner monument and follow each bearing-distance pair sequentially around the perimeter. When you return to the starting point, the shape closes, confirming the lot dimensions are consistent.<\/p>\n<\/details>\n<details>\n<summary>What is a metes and bounds description on a Texas property survey?<\/summary>\n<p>Metes and bounds is the legal description method used across most of Texas, especially for rural and older properties. &#8220;Metes&#8221; refers to measurements, specifically the distances along each boundary line. &#8220;Bounds&#8221; refers to the physical or geographic references that define direction, such as a creek, road, or adjoining property. A metes and bounds description starts at a fixed reference point called a point of beginning, then traces the lot perimeter through a series of bearings and distances until it closes back at the start. Platted subdivisions use lot and block numbers instead, which are simpler to follow.<\/p>\n<\/details>\n<details>\n<summary>Can you access your Texas property survey online?<\/summary>\n<p>County appraisal district websites and county clerk recording systems sometimes have scanned surveys or plat maps available for public search. These are recorded documents, not necessarily the most recent survey of your property. If a survey was completed for your purchase or refinance, the title company or surveyor&#8217;s office may have a copy on file. For a current and legally usable survey, you need one prepared by a licensed RPLS who physically inspects the property. Older recorded surveys can serve as reference but may not reflect recent changes like new fences, structures, or easement modifications.<\/p>\n<\/details>\n<details>\n<summary>What is a T-47 affidavit or T-47.1 declaration in Texas real estate?<\/summary>\n<p>A T-47 affidavit is a sworn, notarized statement the seller signs confirming that no changes have been made to the property&#8217;s boundaries, structures, or improvements since the previous survey was completed. A T-47.1 declaration serves the same purpose but does not require notarization. Both are accepted under TREC paragraph 6C(1) when the seller furnishes an existing survey. Title companies use either form alongside the older survey when deciding whether to accept it for title insurance purposes. The disclosure reflects the seller&#8217;s actual knowledge and belief, not a warranty of improvement locations.<\/p>\n<\/details>\n<details>\n<summary>What does paragraph 6C cover in the TREC contract?<\/summary>\n<p>Paragraph 6C of the TREC residential contract addresses the survey requirement. It offers three options: 6C(1) the seller furnishes an existing survey with a T-47 affidavit or T-47.1 declaration, 6C(2) the buyer may obtain a new survey at the buyer&#8217;s expense, or 6C(3) the seller furnishes a new survey at the seller&#8217;s expense. The selected option determines who bears the cost and delivery obligation. If no option is selected, the parties should correct the contract with their agent, broker, or attorney rather than assuming a default applies.<\/p>\n<\/details>\n<details>\n<summary>What should you do if your survey shows an encroachment?<\/summary>\n<p>An encroachment means a structure, fence, driveway, or other improvement crosses a boundary line or extends into an easement. If your survey reveals one, identify whether your property encroaches onto a neighbor&#8217;s land or the reverse. Either situation creates a title issue that can complicate a sale. Notify your title company and real estate agent immediately since encroachments may need resolution before closing. Options include removing the encroaching structure, negotiating an encroachment agreement with the neighboring owner, or adjusting the purchase terms. Lenders and title companies flag these because they affect insurability and future resale.<\/p>\n<\/details>\n<details>\n<summary>What do the symbols and abbreviations on a Texas property survey mean?<\/summary>\n<p>Every survey has a legend that defines its line styles and symbols. Do not assume dashed lines mean easements or dotted lines mean setbacks; conventions vary by surveyor. Common abbreviations include RPLS for the surveyor license, P.O.B. for point of beginning, and references to recorded instruments by volume and page or county clerk file number. Cross-reference each labeled feature against the title commitment and the recorded easement documents. Verify the survey carries the seal of a licensed RPLS and review it against the Paragraph 6D objection deadline in your TREC contract.<\/p>\n<\/details>\n<\/div>\n<footer class=\"rl-resources\">\n<h2 id=\"how-we-researched-this-article\">How We Researched This Article<\/h2>\n<p>Facts in this article were checked against these primary sources:<\/p>\n<div class=\"bullet-section-gray\">\n<ul>\n<li><a href=\"https:\/\/www.trec.texas.gov\/forms\/one-four-family-residential-contract-resale\" rel=\"noopener noreferrer\" target=\"_blank\">Trec.texas.gov: paragraph 6C<\/a><\/li>\n<li><a href=\"https:\/\/www.trec.texas.gov\/forms\" rel=\"noopener noreferrer\" target=\"_blank\">Trec.texas.gov: T-47 affidavit<\/a><\/li>\n<li><a href=\"https:\/\/pels.texas.gov\/\" rel=\"noopener noreferrer\" target=\"_blank\">Pels.texas.gov, RPLS Licensing and Land Surveyor Verification<\/a><\/li>\n<li><a href=\"https:\/\/guides.sll.texas.gov\/neighbor-law\/easements\" rel=\"noopener noreferrer\" target=\"_blank\">Guides.sll.texas.gov: metes and bounds<\/a><\/li>\n<li><a href=\"https:\/\/guides.sll.texas.gov\/real-estate\" rel=\"noopener noreferrer\" target=\"_blank\">Guides.sll.texas.gov: boundaries easements setbacks encroachments<\/a><\/li>\n<\/ul>\n<\/div>\n<\/footer>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing and spot red flags before closing.<\/p>\n","protected":false},"author":1,"featured_media":10482,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[20],"tags":[],"class_list":["post-10474","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-home-buying"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.8 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>How to Read a Property Survey | LRG<\/title>\n<meta name=\"description\" content=\"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"How to Read a Property Survey | LRG\" \/>\n<meta property=\"og:description\" content=\"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/\" \/>\n<meta property=\"og:site_name\" content=\"LRG Realty Blog\" \/>\n<meta property=\"article:published_time\" content=\"2026-10-18T10:00:00+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"1536\" \/>\n\t<meta property=\"og:image:height\" content=\"1024\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Levi Rodgers\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Levi Rodgers\" \/>\n\t<meta name=\"twitter:label2\" content=\"Est. reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"20 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\\\/\\\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#article\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/\"},\"author\":{\"name\":\"Levi Rodgers\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#\\\/schema\\\/person\\\/4cf56ff41820927c9b7945c11af62bdd\"},\"headline\":\"How to Read a Texas Property Survey Before Closing\",\"datePublished\":\"2026-10-18T10:00:00+00:00\",\"mainEntityOfPage\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/\"},\"wordCount\":4031,\"image\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/10\\\/lrg-10474-gpt-featured.jpg\",\"articleSection\":[\"Home Buying\"],\"inLanguage\":\"en-US\"},{\"@type\":\"WebPage\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/\",\"name\":\"How to Read a Property Survey | LRG\",\"isPartOf\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#primaryimage\"},\"image\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#primaryimage\"},\"thumbnailUrl\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/10\\\/lrg-10474-gpt-featured.jpg\",\"datePublished\":\"2026-10-18T10:00:00+00:00\",\"author\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#\\\/schema\\\/person\\\/4cf56ff41820927c9b7945c11af62bdd\"},\"description\":\"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.\",\"breadcrumb\":{\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#breadcrumb\"},\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#primaryimage\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/10\\\/lrg-10474-gpt-featured.jpg\",\"contentUrl\":\"https:\\\/\\\/lrgrealty.com\\\/wp-content\\\/uploads\\\/2026\\\/10\\\/lrg-10474-gpt-featured.jpg\",\"width\":1536,\"height\":1024},{\"@type\":\"BreadcrumbList\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/how-to-read-property-survey-texas\\\/#breadcrumb\",\"itemListElement\":[{\"@type\":\"ListItem\",\"position\":1,\"name\":\"Home\",\"item\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/\"},{\"@type\":\"ListItem\",\"position\":2,\"name\":\"How to Read a Texas Property Survey Before Closing\"}]},{\"@type\":\"WebSite\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#website\",\"url\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/\",\"name\":\"LRG Realty Blog\",\"description\":\"LRG Realty Blog\",\"potentialAction\":[{\"@type\":\"SearchAction\",\"target\":{\"@type\":\"EntryPoint\",\"urlTemplate\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/?s={search_term_string}\"},\"query-input\":{\"@type\":\"PropertyValueSpecification\",\"valueRequired\":true,\"valueName\":\"search_term_string\"}}],\"inLanguage\":\"en-US\"},{\"@type\":\"Person\",\"@id\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/#\\\/schema\\\/person\\\/4cf56ff41820927c9b7945c11af62bdd\",\"name\":\"Levi Rodgers\",\"image\":{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g\",\"url\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g\",\"contentUrl\":\"https:\\\/\\\/secure.gravatar.com\\\/avatar\\\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g\",\"caption\":\"Levi Rodgers\"},\"description\":\"Levi Rodgers is the Owner of The Levi Rodgers Real Estate Group in San Antonio. A retired Special Forces Green Beret and Purple Heart recipient, Levi brings the same discipline and commitment from his Military career to leading one of the country's most successful real estate teams, built on Service, Guidance, and Expertise.\",\"sameAs\":[\"https:\\\/\\\/lrgrealty.com\"],\"url\":\"https:\\\/\\\/lrgrealty.com\\\/lrg-blog\\\/author\\\/lrgrealtyblogs\\\/\"}]}<\/script>\n<!-- \/ Yoast SEO plugin. -->","yoast_head_json":{"title":"How to Read a Property Survey | LRG","description":"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.","robots":{"index":"index","follow":"follow","max-snippet":"max-snippet:-1","max-image-preview":"max-image-preview:large","max-video-preview":"max-video-preview:-1"},"canonical":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/","og_locale":"en_US","og_type":"article","og_title":"How to Read a Property Survey | LRG","og_description":"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.","og_url":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/","og_site_name":"LRG Realty Blog","article_published_time":"2026-10-18T10:00:00+00:00","og_image":[{"width":1536,"height":1024,"url":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg","type":"image\/jpeg"}],"author":"Levi Rodgers","twitter_card":"summary_large_image","twitter_misc":{"Written by":"Levi Rodgers","Est. reading time":"20 minutes"},"schema":{"@context":"https:\/\/schema.org","@graph":[{"@type":"Article","@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#article","isPartOf":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/"},"author":{"name":"Levi Rodgers","@id":"https:\/\/lrgrealty.com\/lrg-blog\/#\/schema\/person\/4cf56ff41820927c9b7945c11af62bdd"},"headline":"How to Read a Texas Property Survey Before Closing","datePublished":"2026-10-18T10:00:00+00:00","mainEntityOfPage":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/"},"wordCount":4031,"image":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#primaryimage"},"thumbnailUrl":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg","articleSection":["Home Buying"],"inLanguage":"en-US"},{"@type":"WebPage","@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/","url":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/","name":"How to Read a Property Survey | LRG","isPartOf":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/#website"},"primaryImageOfPage":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#primaryimage"},"image":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#primaryimage"},"thumbnailUrl":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg","datePublished":"2026-10-18T10:00:00+00:00","author":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/#\/schema\/person\/4cf56ff41820927c9b7945c11af62bdd"},"description":"A Texas property survey shows boundaries, easements, setbacks, and encroachments. Here is how to read the drawing, understand the TREC contract survey options, and spot red flags before closing.","breadcrumb":{"@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#breadcrumb"},"inLanguage":"en-US","potentialAction":[{"@type":"ReadAction","target":["https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/"]}]},{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#primaryimage","url":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg","contentUrl":"https:\/\/lrgrealty.com\/wp-content\/uploads\/2026\/10\/lrg-10474-gpt-featured.jpg","width":1536,"height":1024},{"@type":"BreadcrumbList","@id":"https:\/\/lrgrealty.com\/lrg-blog\/how-to-read-property-survey-texas\/#breadcrumb","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https:\/\/lrgrealty.com\/lrg-blog\/"},{"@type":"ListItem","position":2,"name":"How to Read a Texas Property Survey Before Closing"}]},{"@type":"WebSite","@id":"https:\/\/lrgrealty.com\/lrg-blog\/#website","url":"https:\/\/lrgrealty.com\/lrg-blog\/","name":"LRG Realty Blog","description":"LRG Realty Blog","potentialAction":[{"@type":"SearchAction","target":{"@type":"EntryPoint","urlTemplate":"https:\/\/lrgrealty.com\/lrg-blog\/?s={search_term_string}"},"query-input":{"@type":"PropertyValueSpecification","valueRequired":true,"valueName":"search_term_string"}}],"inLanguage":"en-US"},{"@type":"Person","@id":"https:\/\/lrgrealty.com\/lrg-blog\/#\/schema\/person\/4cf56ff41820927c9b7945c11af62bdd","name":"Levi Rodgers","image":{"@type":"ImageObject","inLanguage":"en-US","@id":"https:\/\/secure.gravatar.com\/avatar\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g","url":"https:\/\/secure.gravatar.com\/avatar\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g","contentUrl":"https:\/\/secure.gravatar.com\/avatar\/bbd74b65fb346f531071ca7aa6e41c129102826206de2fe4fbd316458379111a?s=96&d=mm&r=g","caption":"Levi Rodgers"},"description":"Levi Rodgers is the Owner of The Levi Rodgers Real Estate Group in San Antonio. A retired Special Forces Green Beret and Purple Heart recipient, Levi brings the same discipline and commitment from his Military career to leading one of the country's most successful real estate teams, built on Service, Guidance, and Expertise.","sameAs":["https:\/\/lrgrealty.com"],"url":"https:\/\/lrgrealty.com\/lrg-blog\/author\/lrgrealtyblogs\/"}]}},"_links":{"self":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/posts\/10474","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/comments?post=10474"}],"version-history":[{"count":2,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/posts\/10474\/revisions"}],"predecessor-version":[{"id":10488,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/posts\/10474\/revisions\/10488"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/media\/10482"}],"wp:attachment":[{"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/media?parent=10474"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/categories?post=10474"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/lrgrealty.com\/lrg-blog\/wp-json\/wp\/v2\/tags?post=10474"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}