"Texas, often referred to as the Lone Star State, is a thriving hub for economic growth and innovation, making it an attractive destination for commercial real estate investment." - Chris Evans

Category 1A Surveys: What They Are and Why They Matter for Houston’s Commercial Real Estate

In today’s competitive Texas real estate market—especially in high-growth regions like Houston, The Woodlands, Pearland, and Katy—accuracy isn’t just helpful. It’s essential.

Whether you’re closing a multi-million dollar deal, developing land, or securing financing, a Category 1A Land Title Survey (as defined by the Texas Society of Professional Surveyors) plays a critical role in protecting all parties involved. These highly detailed surveys go far beyond basic boundary lines to reveal potential issues with access, encroachments, easements, and more—before they become costly problems.

What Is a Category 1A Survey?

A Category 1A Survey is a comprehensive boundary and improvement survey often required during commercial transactions. It’s used primarily to support title insurance issuance in Texas. These surveys are based on the Minimum Standards set by TSPS (Texas Society of Professional Surveyors) and are recognized across the state by attorneys, developers, title companies, and financial institutions.

It’s sometimes referred to as the “Texas version” of an ALTA/NSPS survey, although the two are different. Category 1A surveys are typically used for Texas-based commercial transactions, while ALTA surveys are national.

What Does a Category 1A Survey Include?

A properly executed 1A survey provides critical data such as:

• Exact boundary lines with monumentation

• Easements (recorded and visible)

• Encroachments by neighboring structures or improvements

• Building locations, driveways, fences, and other improvements

• Access points and rights-of-way

• Floodplain data and potential drainage issues

• Setbacks, zoning lines, and restrictions (if requested)

• Legal descriptions and adjoining property info

When Do You Need a Category 1A Survey in the Houston Area?

These surveys are standard procedure in a wide range of situations, including:

• Commercial real estate purchases or sales

• Refinancing or securing loans for existing properties

• Title insurance underwriting

• Land development or subdivision

• Resolving boundary disputes or title questions

Developers, investors, and brokers throughout Montgomery County, Fort Bend County, and Harris County increasingly require 1A surveys due to the complexity of land use laws, zoning changes, and overlapping utility easements.

Real-World Examples Across Greater Houston

1. A Retail Developer in Cypress

A client preparing to build a retail strip center along Highway 290 required a Category 1A survey to secure financing. The survey revealed an unrecorded utility easement running diagonally across the back half of the property—potentially impacting building placement. Because we caught it early, the developer was able to reconfigure the site plan without delay.

2. Industrial Property Refinance in Pasadena

An investor refinancing a warehouse near SH 225 needed a 1A survey to satisfy title requirements. Our survey uncovered a fence encroaching onto the neighboring parcel. The client resolved the issue before closing and avoided a possible title claim later.

3. Land Acquisition for a Business Park in Conroe

A buyer under contract for multiple lots in Conroe’s fast-growing commercial corridor needed assurance that there was legal access to each tract. Our 1A survey documented access easements across all parcels, allowing the purchase to move forward with confidence.

Why Title Companies and Lenders Prefer Category 1A Surveys

Title companies use these surveys to evaluate insurability, identify risks, and ensure that everything recorded in public documents matches the conditions on the ground. Lenders rely on them to verify that no access, encroachments, or zoning conflicts could jeopardize their collateral.

Without a 1A survey, you could be closing blind.

How South Texas Surveying Helps You Close with Confidence

At South Texas Surveying, we specialize in fast, accurate Category 1A surveys across Greater Houston, from Spring and Humble to Rosenberg, Stafford, and Friendswood. Our experienced team works directly with title companies, real estate attorneys, and developers to ensure each survey meets the precise requirements needed for smooth closings.

We don’t just deliver a set of data—we deliver peace of mind.

Need a Category 1A survey in Houston or surrounding areas? Contact South Texas Surveying today for responsive service, precise results, and local expertise you can count on.