Surveys 101

What is a Survey?

A property survey is both a drawing and a written report that outlines the exact boundaries of a piece of real estate, while also showing the location of any improvements, such as structures, fences, or driveways, on that land.

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Why is a Survey Important?

A survey provides a legally recognized definition of your property lines, removing any guesswork. Title companies require one to issue title insurance, since it confirms whether there are encroachments, easements, or defects that could affect ownership rights—and ultimately, the lender’s ability to provide a home loan.

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How Do You Get a Survey?

Most sellers already have a survey and will provide it to the buyer, along with a T-47 or T-47.1 affidavit verifying whether any changes have been made since it was created. Always check the MLS Transaction Desk first for an uploaded copy before reaching out to the listing agent.

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What if No Survey Exists?

If no survey is available, a new one must be purchased when the buyer is financing the home. For cash purchases, a survey isn’t required but is strongly recommended. Typically, the title company will coordinate ordering the survey during the transaction.

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How Long Does a Survey Take and What Does It Cost?

Surveys usually take 14–21 days to complete and are delivered directly to the title company. Costs generally range from $500 to $800, depending on the property size and complexity.

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Who Pays for the Survey?

Payment responsibility is determined in the TREC 1–4 Family Residential Contract.

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Be sure to review Paragraph C(1): If the Seller does not deliver a survey within the timeframe specified in the contract, the Buyer may instruct the title company to order a new survey, and the cost will be charged to the Seller at closing. The last sentence of this paragraph addressing who pays for the survey only applies when the Seller has provided both a survey and a T-47 affidavit, but the title company and/or Buyer’s lender does not accept it.