Using Land Surveys to Identify Encroachments in Houston
"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
How Land Surveys Help Identify Encroachments in Houston Real Estate
What Is an Encroachment—and Why Should Houston Property Owners Care?
In a fast-growing city like Houston, where lots are tightly packed, zoning varies, and older properties often have unclear records, it’s not uncommon for structures to cross property lines. When that happens, it’s called an encroachment—and it can lead to legal battles, delayed sales, or unexpected costs.
A professional land survey is the most reliable way to uncover encroachments before they become a problem. Whether you’re buying a home, planning construction, or preparing to subdivide land, a survey gives you the clarity you need to protect your boundaries—and your investment.
What Counts as an Encroachment?
An encroachment occurs when a structure, improvement, or use extends beyond the legal boundaries of a property. Common examples in Houston include:
A neighbor’s fence, shed, or garage built over the line
A driveway or sidewalk that crosses into an adjacent lot
A building that violates a setback and extends too close to a property line
A utility pole, sign, or awning that encroaches on private land
A portion of a residential or commercial structure that crosses the boundary
📌 Even a few inches of encroachment can delay a real estate transaction—or trigger a dispute that requires legal resolution.
How Surveys Detect Encroachments
Professional land surveyors use precision instruments, GPS, and legal records to determine:
The exact location of your property lines
Where structures and improvements sit in relation to those lines
Whether any part of your neighbor’s property extends onto your land (or vice versa)
The location of easements, rights-of-way, and setbacks that define legal usage
Once complete, the survey provides a legal map of your property—making any encroachments easy to spot and document.
Types of Surveys That Reveal Encroachments
📍 Boundary Survey
Most common for identifying encroachments
Marks all property lines and corners using title and deed info
Ideal when installing fences, driveways, or resolving disputes
📍 Category 1A Survey (Texas standard for residential)
Includes all visible improvements and encroachments
Often required by title companies during home sales or refinances
📍 ALTA/NSPS Survey
Used in commercial and high-value transactions
Includes detailed title review, zoning compliance, access rights, and more
Identifies legal risks that could affect lender underwriting or insurance
What Happens If an Encroachment Is Found?
⚖️ During a Real Estate Transaction
The title company may delay closing until the issue is resolved
The buyer may request a price reduction or repair
An agreement (e.g., encroachment easement or boundary adjustment) may be recorded
🧱 During Construction
The permit may be denied
The city may issue a stop-work order
The structure may need to be removed or redesigned
🤝 With Neighboring Properties
An encroachment can be settled with a written agreement, fence relocation, or land swap
In some cases, it may require mediation or legal action
📎 Early detection gives property owners more options—and leverage—before the issue becomes expensive or irreversible.
Houston Areas Where Encroachments Are Common
🏘️ Inner-loop neighborhoods like The Heights, Montrose, and Eastwood
Tight lots, older plats, and minimal setbacks increase risk
Unpermitted additions and DIY fences often cross lines
🌳 Suburban areas like Cypress, Pearland, and Katy
Lot reconfigurations, shared driveways, and new development create complex boundary situations
🏞️ Rural properties in Montgomery, Waller, and Liberty counties
Older metes-and-bounds descriptions may lack modern accuracy
Shared easements and access routes can create overlapping use
Why Title Companies and Realtors Recommend Surveys
Title insurance won’t cover encroachments unless a survey is provided at closing. Real estate professionals know that having a recent survey:
✅ Identifies encroachments early
✅ Supports cleaner title commitments
✅ Helps avoid closing delays
✅ Provides peace of mind to buyers and lenders
📍 A small upfront investment in a survey can save thousands in legal fees later.
Why Choose South Texas Surveying for Encroachment Surveys
With over 40 years serving the Greater Houston area, South Texas Surveying offers:
✔️ Boundary, Category 1A, ALTA, and topographic surveys
✔️ Fast turnaround for real estate closings and construction
✔️ County-specific compliance in Harris, Fort Bend, Montgomery, Brazoria, Galveston, Chambers, Liberty, and Waller counties
✔️ A trusted team that communicates clearly with homeowners, title agents, and builders
📞 Need to check for an encroachment before you buy, build, or refinance? Call South Texas Surveying today.
Don’t Guess Where Your Property Starts—Know for Sure
Encroachments can quietly cost property owners thousands—unless caught early by a professional survey. Whether you’re protecting your land, resolving a dispute, or preparing to sell, South Texas Surveying gives you the clarity to move forward with confidence.
📍 Proudly serving Houston and surrounding counties with surveys that protect your boundaries—and your investment.
