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How Commercial Land Surveys Help Resolve Legal Issues in Houston Real Estate

Legal Land Issues Can Derail Houston Commercial Projects—Unless You Survey Early

Commercial real estate deals in Houston can be complex, fast-paced, and high-stakes. Whether you're building in Spring, buying in Sugar Land, or redeveloping inside the Loop, one thing is certain: legal issues tied to the land can delay or destroy the deal.

That’s where a professional land survey becomes more than just a map—it becomes your first legal defense.

At South Texas Surveying, we specialize in providing commercial land surveys that uncover, prevent, and resolve legal challenges tied to boundary lines, encroachments, easements, access rights, and title insurance exceptions.

Top Legal Problems Commercial Surveys Help Prevent

⚖️ Boundary Disputes

• Conflicting property descriptions, missing markers, or outdated plats can lead to disputes with neighbors that delay development or trigger lawsuits.

🛑 Encroachments

• Structures, fences, signage, or parking lots crossing into another parcel can violate local code or agreements—potentially voiding lease or title terms.

🚧 Easement Violations

• Undiscovered utility or access easements can block building placement, driveway construction, or underground utilities.

🏗️ Setback and Right-of-Way Conflicts

• Construction that violates city or county setbacks can result in permit rejection or demolition orders.

📜 Title Exceptions

• Without an ALTA/NSPS survey, many title companies won’t remove exceptions related to boundaries, access, or improvements—risking financing.

How a Survey Resolves Legal Risk in Houston CRE Deals

Legal ConcernSurvey SolutionUnclear boundariesBoundary survey defines legal parcel dimensions and cornersAccess issuesALTA survey confirms legal ingress/egress routesTitle defectsTitle review paired with survey clears insurance exceptionsOverlapping improvementsImprovement survey maps encroachments and building footprintsPermit violationsTopographic and setback data ensure zoning and planning compliance

When Legal Land Issues Are Most Likely to Arise

• 🏢 Purchasing older commercial properties without modern documentation

• 🏗️ Redeveloping sites that were never fully platted or replatted

• 🧾 Subdividing or merging parcels for new uses or pad development

• 🏪 Installing signage, utilities, or driveways near shared property lines

• 🏦 Seeking financing that requires clean title without survey exceptions

📌 These issues are common in areas like Houston Heights, Galleria, Garden Oaks, West University, and outlying parcels in unincorporated Harris County.

Why Title Companies, Lenders, and Attorneys Rely on Surveys

📑 Title Insurance

• ALTA/NSPS surveys help remove Schedule B exceptions—meaning your title policy fully covers the site

💸 Commercial Lending

• Banks require accurate surveys to secure collateral and approve loan disbursement

⚖️ Real Estate Law

• Attorneys use survey data in contracts, easement agreements, and dispute resolutions

📐 Development Applications

• Local governments require surveys for zoning verification, plat approvals, and permitting

Why Houston Developers Choose South Texas Surveying

South Texas Surveying has been helping developers, investors, attorneys, and title agents resolve land-related legal concerns for over 40 years. We provide:

✔️ ALTA/NSPS, boundary, and topographic surveys with legal-grade documentation
✔️ Fast turnarounds for time-sensitive acquisitions
✔️ Title coordination with real estate attorneys and underwriters
✔️ Extensive experience across Harris, Fort Bend, Montgomery, Brazoria, Liberty, Waller, Galveston, and Chambers counties

📞 Facing a legal gray area in your next CRE deal? Let South Texas Surveying help you draw a clear legal line.

Conclusion: Surveys Aren’t Just Technical—They’re Legal Safeguards

When you're dealing with multimillion-dollar properties, you can't afford hidden legal problems. A land survey brings clarity, credibility, and compliance to every deal—protecting your bottom line before a shovel hits the dirt.

📍 Work with South Texas Surveying to eliminate legal risks and secure your next Houston commercial investment.