As-Built Land Surveys for Texas Commercial Projects
"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
As-Built Surveys: Documenting the Final Stage of Commercial Construction
Commercial real estate projects don’t end when the last brick is laid or the final inspection passes. One final survey ensures the project has been constructed exactly as approved and provides a permanent record for owners, lenders, and municipalities. That survey is the As-Built Survey.
Also known as a “Record Drawing Survey,” an as-built survey captures the completed conditions of a property after construction. It’s a critical tool for verifying compliance, resolving disputes, and creating accurate records for future use. Without it, developers, owners, and municipalities lack certainty that a project matches approved plans.
In this blog, we’ll explore what as-built surveys are, why they’re important, how the process works, and how they protect commercial real estate stakeholders.
What Is an As-Built Survey?
An as-built survey is a detailed measurement and mapping of a property after construction has been completed. It documents the exact location of improvements, utilities, and structures, and compares them to the original site plans.
Core Elements of an As-Built Survey:
Building footprints and dimensions.
Roads, parking areas, and sidewalks.
Utility lines (water, sewer, electrical, gas).
Easements and rights-of-way.
Stormwater management systems.
Elevations and drainage features.
Landscaping and site features.
Why Are As-Built Surveys Important in Commercial Real Estate?
1. Verification of Compliance
Municipalities require proof that construction matches approved permits and zoning requirements. An as-built survey provides that verification.
2. Documentation for Owners and Lenders
For owners and lenders, the survey serves as a permanent record of what exists on the property, ensuring accurate information for insurance, refinancing, or resale.
3. Risk Reduction
If disputes arise about property boundaries, easements, or encroachments, an as-built survey offers legal protection by documenting what was constructed.
4. Planning for Future Modifications
Future renovations, expansions, or infrastructure upgrades require accurate records of existing conditions. The as-built survey provides this baseline.
5. Utility Coordination
It identifies the exact location of underground utilities, preventing costly accidents during future excavation.
How As-Built Surveys Differ from Other Commercial Surveys
ALTA Surveys: Performed before purchase/financing to document boundaries and title concerns.
Topographic Surveys: Focused on elevations and features prior to design.
Platting Surveys: Ensure parcels comply with local regulations before development.
Construction Staking Surveys: Guide placement during construction.
As-Built Surveys: Verify and document conditions after construction.
Together, they form a full lifecycle of surveys that protect developers at every stage.
The As-Built Survey Process
Step 1: Review Approved Plans
Surveyors review engineering and architectural drawings to understand the intended design.
Step 2: Field Measurements
Using GPS, total stations, and sometimes ground-penetrating radar, surveyors capture the precise location of all completed improvements.
Step 3: Comparison with Design Plans
Survey data is compared to original site plans to confirm accuracy. Any deviations are noted.
Step 4: Preparation of As-Built Drawings
The surveyor prepares drawings and maps showing all completed features, with notes on changes from the original design.
Step 5: Certification and Submission
The as-built survey is certified and provided to the client, municipality, or lender as required.
Common Issues Revealed by As-Built Surveys
Encroachments – Improvements extend into neighboring parcels or easements.
Utility misplacements – Underground lines don’t match design locations.
Elevation discrepancies – Grading doesn’t follow approved stormwater design.
Setback violations – Buildings are too close to property lines.
Construction deviations – Contractors make unapproved adjustments in the field.
Identifying these issues early protects against failed inspections and potential litigation.
Technology in Modern As-Built Surveys
As-built surveys have evolved with new technology:
GPS/GNSS equipment provides centimeter-level accuracy.
3D laser scanning captures millions of data points for highly detailed models.
Drones provide aerial verification of site conditions.
BIM integration links survey data with Building Information Modeling for future use.
These tools ensure today’s as-built surveys are more accurate and useful than ever before.
As-Built Surveys in Texas Commercial Development
In Texas, commercial development is booming in cities like Houston, Austin, and Dallas. Local governments often require as-built surveys before issuing final occupancy permits. Key considerations include:
Drainage compliance in flood-prone areas.
Utility easements common in large urban developments.
High-growth regions where accurate records are vital for future expansion.
Cost of As-Built Surveys
The cost depends on:
Size of property.
Complexity of improvements.
Technology used (traditional vs. 3D scanning).
Level of detail required.
Typical commercial as-built surveys range from several thousand dollars to more for complex, multi-building developments.
Why Skipping As-Built Surveys Is Risky
Developers sometimes see as-built surveys as unnecessary once construction is complete. This is a mistake. Risks of skipping include:
Failed occupancy approvals.
Inaccurate utility records.
Future legal disputes over encroachments.
Increased costs for future renovations.
An as-built survey is a relatively small investment compared to the long-term protection it provides.
As-built surveys are the final safeguard in commercial development. They provide proof that projects were built according to plan, ensure compliance with municipal codes, and create a reliable record for future use.
From protecting against legal disputes to enabling future upgrades, as-built surveys play a quiet but essential role in the commercial real estate lifecycle. For developers, lenders, and municipalities in Texas, they are not just a formality—they’re a necessity.
