"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

The Role of Land Surveys in Preventing Commercial Real Estate Disputes

In commercial real estate, disputes over property lines, easements, or encroachments can lead to massive financial losses and stalled developments.

But the majority of these issues are preventable — if addressed early through professional surveying.

Here’s how land surveys protect developers, investors, and title companies from costly litigation in Texas commercial property transactions.

1. Establishing Legal Boundaries Before Purchase

Boundary disputes are among the most common causes of real estate litigation. A certified ALTA/NSPS Land Title Survey provides legally defensible evidence of exact property limits.

Why it matters:

• Avoids ownership conflicts with neighbors.

• Supports clear title insurance policies.

• Confirms buildable land area for development.

2. Identifying Encroachments and Unrecorded Easements

Encroachments can range from fences to parking lots extending beyond property lines. Surveys catch these early so legal teams can resolve them before closing.

Why it matters:

• Prevents project delays and lawsuits.

• Protects against adverse possession claims.

• Ensures compliance with municipal setbacks.

3. Supporting Accurate Title Insurance Coverage

Title companies depend on certified surveys to issue policies without exceptions. Without one, coverage may exclude key risks like unrecorded easements or access disputes.

Why it matters:

• Strengthens lender confidence.

• Ensures financial protection during ownership transfer.

• Prevents post-closing liability issues.

4. Providing Legal Evidence in Boundary or Construction Cases

In court, a surveyor’s certified plat and field data can serve as admissible evidence.
That makes surveys a cornerstone of real estate due diligence and risk mitigation.

Why it matters:

• Provides factual, unbiased documentation.

• Supports mediation or arbitration proceedings.

• Offers legal clarity for property adjustments or sales.

5. Protecting Developers During Construction

During site preparation and foundation work, survey control points ensure structures are built within permitted limits.

Why it matters:

• Prevents costly teardown or redesign orders.

• Keeps contractors compliant with zoning approvals.

• Verifies adherence to approved site plans.

6. Ensuring Peace of Mind for Long-Term Ownership

Commercial property portfolios change hands, expand, or refinance — and surveys create continuity through decades of ownership.

Why it matters:

• Protects asset value over time.

• Simplifies future transfers and renovations.

• Provides a clear record of improvements and property evolution.

Conclusion

A single oversight in property boundaries or access rights can turn a promising project into a financial nightmare.

Certified land surveys give Texas developers and investors the documentation and assurance they need to stay out of court — and on track toward success.

At South Texas Surveying, precision isn’t just about measurements — it’s about protecting your investment every step of the way.