"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

Due Diligence Done Right: Why Land Surveys Are Critical When Acquiring Commercial Property

Know What You’re Buying—Before You Buy It

When it comes to acquiring commercial real estate, no decision should be made on assumptions. Whether it’s a strip center in Katy, an industrial site in Pasadena, or an office complex in Conroe, one wrong detail can turn a good deal into a financial setback.

That’s why a land survey is one of the most important tools in your due diligence process—and why investors across Texas rely on South Texas Surveying to give them the full picture before closing.

What’s at Stake Without a Survey?

Skipping a survey or using an outdated one can lead to:

• Encroachment issues with neighboring structures or fences

• Inaccurate boundary lines that impact usable square footage

• Unrecorded easements that limit future development

• Zoning conflicts or setback violations

• Undisclosed flood risks that affect insurance and planning

By the time these issues surface, you’ve already signed the paperwork—and you’re stuck paying for the fix.

Types of Surveys Most Used in Commercial Due Diligence

📋 ALTA/NSPS Land Title Survey

Often required by lenders and title companies, this survey includes boundaries, easements, encroachments, legal access points, and any visible improvements—all in a standardized, nationally recognized format.

🧭 Boundary Survey

Verifies exactly what’s included in the legal description of the property, ensuring you’re buying what you think you’re buying.

🗺️ Topographic Survey

Provides elevation and terrain data—especially important for redevelopment, grading, or drainage planning.

When in the Deal Should You Order a Survey?

Ideally, a survey should be ordered as soon as the property is under contract. It gives your legal, development, and financing teams time to:

• Review property lines

• Identify red flags

• Adjust deal terms if needed

• Prepare closing documents

• Prevent surprises after the fact

Case Study: Saving a Developer in The Woodlands from a Costly Mistake

A Houston-based developer was purchasing a medical office lot in The Woodlands. Our ALTA survey revealed a utility easement cutting across what was meant to be parking. Because they caught it early, they renegotiated the purchase price and adjusted their layout—saving over $80,000 in redesign and legal work.

Why South Texas Surveying?

• 🧭 Experts in Texas land law and commercial compliance

• ⚡ Fast turnaround to meet tight deal deadlines

• 📄 Clear, lender- and title-ready documentation

• 📍 Local experience across Houston, Conroe, Tomball, and more

In commercial real estate, due diligence isn’t just paperwork—it’s protection. A land survey from South Texas Surveying ensures your investment is based on facts, not surprises.