"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

Why Land Surveys Are Crucial Before Closing on a Property in Texas

Don’t Close Blind—Get the Facts Before You Sign

In Texas real estate, closing day is supposed to mark the finish line—but for many buyers and sellers, it can turn into a scramble if the land survey isn’t complete or accurate.

Whether you’re buying a home in The Woodlands, a commercial building in Pasadena, or a vacant lot in Magnolia, a professional land survey is one of the most important tools to protect your investment and avoid closing delays.

At South Texas Surveying, we work directly with title companies, real estate agents, and property owners to deliver fast, accurate surveys that keep deals on track.

What Does a Land Survey Do at Closing?

A land survey provides a detailed map of the property, identifying:

• Property boundaries and legal lot lines

• Structures and improvements (houses, garages, fences, etc.)

• Easements that may restrict future use

• Encroachments from neighboring properties

• Access points and rights-of-way

• Flood zone and elevation information (if applicable)

This information helps ensure that the title insurance policy is accurate, the buyer understands what they’re purchasing, and the lender can safely issue financing.

Types of Surveys Used in Real Estate Closings

✅ Residential Boundary Survey

Used in most home purchases to verify lot lines and improvements.

✅ Category 1A Survey

Required by many Texas title companies for commercial properties.

✅ ALTA/NSPS Survey

Used for high-value or out-of-state transactions—especially when national lenders are involved.

✅ Flood Elevation Certificate

Required when the property lies in a flood zone, often tied to mortgage and insurance underwriting.

Why Closings Get Delayed Over Survey Issues

Common problems we see that delay closings:

• The survey wasn’t ordered early enough

• A previous survey is outdated or missing required elements

• There’s a dispute over the fence line or easement

• A building encroaches onto a neighboring property

• The buyer’s lender requires an ALTA survey and one wasn’t done

• The property is in a floodplain but no elevation certificate was provided

How to Avoid Survey-Related Delays

• Order the survey early. Don’t wait until the last week before closing.

• Use a local, licensed surveyor who understands Houston-area requirements.

• Ask your title company or lender exactly what type of survey is required.

• Check if flood zone data or previous encroachments need to be addressed.

• Plan for platting or zoning issues if you’re purchasing undeveloped land.

Real-World Example: Closing Saved in Katy

A buyer was scheduled to close on a new home in Katy but discovered that a neighbor's fence crossed 1.5 feet into their backyard. South Texas Surveying provided a last-minute improvement survey, confirmed the issue, and helped the parties reach an agreement that allowed closing to proceed—with documentation in hand.

We Work Directly With:

• ✅ Title companies and escrow officers

• ✅ Real estate attorneys

• ✅ Realtors and brokers

• ✅ Homebuyers and sellers

• ✅ Lenders and underwriters

We understand the urgency behind closing timelines and pride ourselves on clear communication, fast delivery, and accurate results.

Areas We Serve Across Greater Houston

• Houston Metro – Inner Loop, Galleria, East End

• Conroe, Willis, Magnolia & The Woodlands

• Katy, Cypress & Spring

• Pearland, Manvel & Friendswood

• Pasadena, Baytown & Deer Park

In real estate, surprises are never welcome on closing day. A professional land survey from South Texas Surveying gives buyers, sellers, and lenders the confidence they need to close on time—and with peace of mind.