Houston’s real estate market includes a wide range of properties, from historic neighborhoods with irregular lot lines to newer subdivisions governed by detailed plats and easements. Before buying or selling property in Houston, it is important to confirm the boundaries of the land being transferred and whether there are any encumbrances affecting the property.
A professional property survey helps identify the lot lines of a property and whether any easements or right-of-ways would affect the owner’s use of the parcel.
What is a Property Survey?
A property survey is a detailed drawing and legal description prepared by a licensed professional surveyor. It identifies the exact boundaries of a piece of land and shows important features located on the property.
A typical residential property survey in Houston may include:
- The property’s boundary lines and dimensions
- The location of the home and other structures
- Driveways, fences, patios, and pools
- Utility easements or drainage easements
- Encroachments from neighboring properties
- Building setback lines required by local regulations
The survey is based on physical measurements taken on the property and research into public records, plats, and deeds. Lenders, title companies, and buyers rely on the survey document during the closing process. If a current survey is unavailable or outdated, a new one may need to be ordered before closing.
The Process for Surveying Property
Surveying a property typically begins when a party involved in a real estate transaction orders a survey from a licensed Texas surveyor. The surveyor will then take several actions to confirm the property’s boundaries.
First, the surveyor will review public records related to the property, including, but not limited to, deeds, subdivision plats, tax maps, and prior surveys. These records help identify the legal description of the land and any restrictions or easements that apply.
Next, the surveyor will visit the property to take measurements and locate physical markers like boundary stakes. Using specialized equipment, the surveyor can measure boundary lines and record the location of structures, fences, and other improvements.
After collecting this information, the surveyor prepares a formal survey illustration of their findings. The document will show the property’s legal boundaries and any relevant features that could affect ownership or use of the land.
The completed survey is then delivered to the parties involved in the transaction, often through the title company handling the closing.
How Surveys Provide Protection During Sales Transactions
Property surveys help ensure that buyers understand exactly what they are purchasing and reveal potential issues that could affect the property’s usability or value.
For example, a survey may uncover:
- A neighbor’s fence extending onto the property (known as an “encroachment”).
- A structure built over an easement
- Boundary lines that differ from informal understandings of the property boundaries
- Setback violations or other compliance issues
Discovering these issues before closing allows the parties to address them while the transaction is still negotiable. In some cases, the seller may resolve the problem. In others, the buyer may renegotiate the purchase price or decide to exit the contract. Surveys also help title companies determine whether they can issue title insurance and whether any exceptions must be included in the policy.
If you are buying or selling property in Houston, the Porter Law Firm can help coordinate surveys, review survey findings, and address potential legal concerns. Contact us today for help with your Houston real estate transaction.