Platting vs. Surveying in Texas: What’s the Difference?
"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
Platting vs. Surveying: What’s the Difference and When Do You Need Each in Texas?
If you’re buying land, developing property, or planning to subdivide acreage in Texas, you’ll likely come across the terms platting and surveying. While these services are closely related, they serve different purposes—and knowing when you need each can save you time, money, and legal trouble.
This blog breaks down the difference between platting and surveying, how they work together, and when each is required for real estate and development projects in Texas.
What Is a Land Survey?
A land survey is a professional assessment that measures and maps the physical boundaries of a property. It defines where your land begins and ends, identifies improvements and encroachments, and provides crucial legal and zoning information.
Common Types of Surveys:
Boundary Survey – Confirms property lines and corners
Topographic Survey – Shows elevation and land features
ALTA/NSPS Survey – For commercial real estate and title insurance
Construction Survey – Lays out building footprints and site elements
Surveys are often required by title companies, lenders, and city permitting offices, especially before real estate closings or construction.
What Is Platting?
Platting is the legal process of dividing a tract of land into lots, blocks, and streets—often for development or resale. A plat is a recorded map that becomes part of the public record and shows how the land is intended to be used.
In Texas, platting must follow strict local regulations and be approved by the city or county where the land is located.
Types of Plats:
Preliminary Plat – The first step in showing how land will be divided
Final Plat – The official document filed with the county
Replat – Used when modifying an existing plat
Amending Plat – For minor corrections or changes to a previous plat
Platting is typically required when creating new lots, developing a subdivision, or combining parcels.
How Surveys and Plats Work Together
A survey provides the measurements and data used to create or update a plat. If you’re subdividing property, your surveyor will:
Measure and map the land
Identify easements, flood zones, and setbacks
Design lot lines and access roads
Prepare a plat that meets local development codes
Once complete, the plat is submitted for approval by the appropriate city or county planning department.
When Is a Survey Required in Texas?
You’ll likely need a survey when:
Buying or selling real estate
Applying for permits
Installing fences, driveways, or structures
Confirming boundary lines or easements
Submitting for platting or replatting
When Is Platting Required in Texas?
Texas law typically requires platting when:
You’re dividing a tract into two or more parts for sale or development
You’re changing property lines or lot sizes
You’re combining multiple parcels into one
You’re developing commercial or residential subdivisions
Even if you own the full tract, local governments may not allow construction or utility service without a recorded plat.
Why This Matters for Property Owners and Developers
Understanding the distinction between platting and surveying can help you:
Avoid project delays and denied permits
Navigate city and county regulations
Reduce legal and title issues during closing
Improve land value and marketability
Attempting to bypass the platting process or relying on outdated surveys can result in hefty fines, project shutdowns, or failed sales.
Work with a Team That Handles Both
At South Texas Surveying, we offer complete surveying and platting services across Texas—including Houston, Conroe, Montgomery County, and surrounding areas.
We handle:
Boundary and topographic surveys
Plat preparation and submittals
Easement documentation
Replats and zoning assistance
Coordination with engineers and planning departments
Our team ensures your project meets all legal, zoning, and municipal requirements—so you can move forward without delays.
Final Thoughts: Know Before You Build or Divide
Whether you're a first-time buyer, seasoned developer, or land investor, understanding when to survey and when to plat is essential to staying compliant and avoiding costly surprises. If you're unsure where to start, South Texas Surveying can guide you through every step.
