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The Role of Platting Surveys in Commercial Real Estate Development

Commercial real estate development doesn’t begin with pouring concrete or raising steel beams—it begins with the land itself. Before a site can be built on, financed, or even legally recognized in some cases, it often must go through the platting process. This is where a platting survey becomes essential.

Platting surveys are required by cities and counties across Texas and the United States to ensure that land subdivisions or consolidations comply with local regulations. They establish new legal parcels, document easements, and lay the groundwork for infrastructure planning. For investors, developers, and municipalities, platting surveys are one of the first steps that transform raw land into viable commercial property.

In this blog, we’ll explore what platting surveys are, why they’re vital for commercial projects, how the process works, and what developers need to know to move their projects forward smoothly.

What Is a Platting Survey?

A platting survey is a type of land survey used to create, modify, or record legal parcels of land. It results in a “plat map”—a document that defines property boundaries, lots, streets, and easements in a way that is acceptable to local governments and record offices.

Platting surveys are commonly used for:

• Subdividing land into multiple parcels.

• Combining parcels into a single tract.

• Creating easements for utilities, drainage, or access.

• Dedications of land for public use (streets, sidewalks, parks).

Unlike ALTA surveys (which focus on ownership) or topographic surveys (which focus on land features), platting surveys are about legal recognition of parcels and compliance with municipal development codes.

Why Are Platting Surveys Important in Commercial Development?

1. Legal Recognition of Parcels

If a parcel isn’t platted, it may not be recognized as a separate legal lot. Without recognition, the land can’t be sold, developed, or financed.

2. Compliance with City and County Regulations

Most jurisdictions require commercial developers to submit a plat for approval before construction begins. This ensures infrastructure like roads and utilities are properly planned.

3. Facilitating Financing and Title Transfers

Lenders and title companies often require that land be properly platted before financing is approved or ownership transfers occur.

4. Infrastructure Planning

Plats designate where utilities, drainage systems, and roadways will go. This prevents conflicts later in the development process.

5. Protecting Buyers and Investors

A recorded plat provides certainty that the parcel is legally defined and buildable.

The Platting Process Step by Step

Step 1: Preliminary Research

Surveyors review deeds, subdivision maps, and zoning regulations to understand existing conditions.

Step 2: Field Survey

Measurements of property boundaries, improvements, and easements are collected.

Step 3: Plat Map Drafting

A plat map is created showing:

• Lot boundaries and dimensions.

• Streets, alleys, and rights-of-way.

• Easements for utilities and drainage.

• Any land dedicated for public use.

Step 4: Municipal Review

The plat is submitted to the city or county planning department for review and approval. This often involves planning commissions and public hearings.

Step 5: Recording the Plat

Once approved, the plat is recorded with the county clerk, making it a legal document that governs the land.

Different Types of Plats

1. Preliminary Plat – A conceptual layout showing how land will be divided.

2. Final Plat – The official document submitted for recording.

3. Replat – Changes an existing plat, such as combining or subdividing lots.

4. Amending Plat – Used for minor changes that don’t affect boundaries significantly.

5. Short Form Plat – A simplified process in some jurisdictions for small projects.

Common Issues Addressed in Platting Surveys

• Improper lot dimensions that don’t meet zoning requirements.

• Easements not properly recorded or accounted for.

• Drainage conflicts caused by poor planning.

• Access issues when lots don’t have legal entry points.

• Regulatory delays from incomplete or inaccurate plat submittals.

Platting Surveys in Texas Commercial Development

Texas municipalities take platting seriously, particularly in booming urban areas like Houston, Dallas, and Austin. Developers must comply with subdivision ordinances that govern:

• Lot size and width requirements.

• Utility easement dedication.

• Drainage and stormwater plans.

• Street alignments and right-of-way dedications.

Failure to properly plat a commercial site in Texas can result in costly project delays or even make a property unbuildable until corrections are made.

Platting Survey vs. ALTA and Topographic Surveys

Each survey serves a unique purpose in the commercial development process:

• ALTA Survey – Protects ownership rights for lenders and title companies.

• Topographic Survey – Provides elevation and land feature data for engineers.

• Platting Survey – Ensures legal recognition and municipal compliance.

Together, these surveys provide a complete picture of a property’s legal, physical, and regulatory framework.

The Cost of Platting Surveys

Costs vary depending on:

• Size of the property.

• Complexity of subdivision.

• Jurisdictional requirements.

• Public hearing and approval costs.

For commercial projects, platting surveys can cost from several thousand dollars to tens of thousands, depending on complexity.

Why Developers Should Prioritize Platting Early

Too often, developers wait until later in the process to address platting. This can create setbacks when:

• A lender refuses to finance an unplatted tract.

• A city requires replatting before issuing permits.

• Utilities cannot be legally installed without easements.

By prioritizing platting surveys early, developers save time, avoid legal disputes, and create a clear path to construction.

Platting surveys are a foundational step in commercial real estate development. They create legal parcels, ensure compliance with municipal codes, and set the stage for utilities and infrastructure. While they may not grab headlines like groundbreaking ceremonies or ribbon cuttings, platting surveys are the quiet backbone of every successful development.

From subdividing raw land to preparing sites for complex commercial projects, platting surveys ensure that developers, lenders, and municipalities all work from the same page—literally. For commercial real estate in Texas and beyond, skipping this step isn’t an option.