The cost of a survey is specific to each property. Factors that can affect the price are the size of the property, the shape of the property, location, creeks, trees, and dense vegetation. For example, original town lots can be difficult due to the errors in surveying methods from the early 1900s. Also, the maps can be old and illegible. Additionally, a residential survey in a newly created subdivision is far less expensive than a 100-acre survey of solid trees. 

A survey, boundary survey, land title survey, and survey plat are private survey documents between a client and the surveyor. They are generally shared with title companies, banks, and lenders in connection with real estate transactions. They will reestablish and identify the property boundaries, show all improvements to the property (houses, fences, driveways, above-ground utilities, pools, sidewalks, etc) as well as a written description of the property. This can be in the form of a lot and block designation of a subdivision (such as Lot 1, Block A of XYZ Subdivision) or a metes and bounds description (such as beginning at the northeast corner of Farmer Jones land, thence north 89 degrees 52 minutes west 1589 feet to a tree).  Most of these surveys, especially if the transaction has a title company involved, will also include easements that affect the property. Easements may not always be included as part of the surveying services so inquire with your surveyor about this. These survey documents are NOT filed for public records in the state of Texas. However, if the property is sold and the survey is used, the deed that is created will usually contain the written property description. The deed is filed with the county clerk of the county the property is within.

A plat, subdivision plat, replat (if the property was previously platted), or various other types of plats, are public documents required by the city or county. The document creates the subdivision of the land – even in some cases if it is only a single lot subdivision. These documents have very specific language that allows easements and rights-of-ways to be created as well as multiple lots, simultaneously. There are many requirements that must be met through a formal and legal process of approval of the city or county. These plats are filed for public record in the county clerk’s office of the county the property is within.

It is never a good idea to buy property without a survey – you want to know what you are buying. This should help eliminate any boundary disputes in the future. Additionally, if a lender or title company is involved you may be required to have a survey. The lender needs to know what they are lending money for and the title insurance policy may have survey coverage.

First – welcome to the wonderful world of land development. You probably never considered yourself a developer. In the eyes of the city or county – you are now! Second – if you are within our service area – call TXRCS immediately. We have an excellent knowledge of most of the platting authorities in this area and know their requirements very well. If for some reason there is a unique or interesting twist that we have not seen, we will direct you to the appropriate government body to meet with prior to hiring us. They will guide both of us to get to a resolution and give direction on how to proceed.  Most platting processes take about a month of review and approval. Some can take longer depending on the circumstances.