Ask most homeowners where their survey is, and you will get a blank stare. Then a frantic search through a drawer of closing papers. A property survey in Texas plays a small but important role in every sale. It shows where the lot lines are, where the fence really sits, and what easements cross the yard. Here is what Grapevine buyers and sellers should know, including what that "T-47" everyone mentions actually is.
Key Takeaways
- A survey maps your lot: boundary lines, the home, fences, easements, and other improvements.
- Sellers can often reuse an old survey: with a signed T-47 affidavit (or the newer T-47.1 declaration) saying nothing has changed.
- Changes may mean a new survey: a new pool, addition, or fence can make the title company ask for one.
- Buyers should actually read it: fences off the line, easements, and setback lines are common findings.
- Find your survey early: it is usually in the closing papers from when you bought.
What Is a Property Survey in Texas?
The plain answer
A property survey in Texas is a drawing of your lot that shows the boundary lines, the home, fences, easements, and other improvements. Sellers can often provide an existing survey with a signed T-47 affidavit saying nothing has changed. Buyers review it to spot fence problems, easements, or anything built over a line.
The survey is done by a licensed surveyor. The title company uses it as part of the title policy. Your lender may want it too. That is why it matters to both sides of the deal.
"Your fence is not your property line. It is just where somebody once decided to put a fence. The survey tells you the rest of the story."
Amy Beyer, REALTOR®, Century 21 Mike Bowman, Grapevine's Local Expert for Listing Services, Relocation and New Construction Homes
What Is a T-47 Affidavit?
The form everyone mentions
A T-47 is a sworn statement from the seller about an existing survey. It says whether anything has changed on the property since that survey was done. If nothing has changed, the title company may accept the old survey. That can save time and money for everyone.
There is also a newer version called the T-47.1, which is a declaration rather than a notarized affidavit. Your title company will tell you which one it wants. Either way, the seller must be honest. If a pool, addition, new fence, shed, or patio has been added, it needs to be listed.
The Texas sales contract lets buyer and seller choose how the survey is handled. Common options are:
- Seller provides the existing survey: along with a T-47 or T-47.1, within a set number of days.
- Seller orders a new survey: often used when no old survey can be found or things have changed.
- Buyer orders a new survey: some buyers prefer a fresh one, and some lenders require it.
What Should Buyers Look for on a Survey?
Reading the drawing
Most buyers glance at the survey and move on. Do not do that. Here is how I help buyers read what they are looking at.
| What you notice | What it means |
|---|---|
| The fence sits inside or outside the lot line | Common in older neighborhoods. Ask about it, and know what you are actually buying. |
| A utility easement along the back of the lot | Utility companies can access that strip. Building there may be limited. |
| A drainage easement | Water needs to flow there. Do not block it with structures or grading. |
| A building setback line | Future additions or pools may need to stay behind it. |
| Something built across a line | An encroachment. Talk with your agent and the title company right away. |
| A flood zone note | May affect insurance and lender requirements. Check it early. |
If you see something that worries you, raise it within your contract timeline. The title company can explain how an item may affect your title policy.
What Should Sellers Do About the Survey Before Listing?
The seller's checklist
This is one of the easiest things a seller can do to prevent a closing delay. Here is my survey checklist for sellers.
- Find your old survey: look in your closing papers from when you bought. Your title company from that purchase may have a copy.
- Compare it to today: list anything added since then, like a pool, patio cover, shed, addition, or new fence.
- Be ready to sign a T-47 or T-47.1: it must be accurate, so take your time.
- Plan for a new survey if needed: if changes were made or no survey exists, budget time for a surveyor.
- Share it with your agent: I upload it with the listing documents so buyers see it before they write an offer.
In my years listing homes in Grapevine, a missing survey is one of the most common last-minute scrambles. Older homes near the historic downtown and around the lake often have fences, sheds, and additions that came and went over the years. Finding the survey early gives everyone time to sort it out calmly.
Here is a real-life example of why it matters. A seller replaces an old wood fence and runs the new one a few feet farther out to "square up" the yard. Years later, the survey shows the fence sitting on the neighbor's side of the line. Nothing is wrong with the house, but now the buyer, the title company, and two neighbors all have questions. Catching that before listing turns a closing week headache into a simple conversation.
When Does the Survey Happen During a Sale?
The survey timeline
Exact deadlines come from your contract. Here is how it usually lines up.
| Phase | Timing | Seller's role | Buyer's role |
|---|---|---|---|
| Before listing | 2 to 4 weeks before launch | Find the survey and note any changes | Ask for the survey on homes you like |
| Contract | When the offer is written | Agree on which survey option applies | Choose the option that fits your lender and needs |
| Delivery | Within the days set in the contract | Provide the survey and T-47 or T-47.1 | Review the survey closely |
| Title review | During the contract period | Answer title company questions | Raise any objections within the deadline |
| Closing | Closing day | Sign final documents | Keep the survey with your records |
How Do Surveys Work With New Construction and Relocation?
Special situations
- New construction: builders usually provide a new survey of the finished home. Review it the same way you would any survey. Browse Fort Worth builders on my new construction search.
- Relocation: if you are buying from out of state, ask your agent to walk through the survey with you on a video call. My buyers page covers the full process.
- HOA communities: HOA rules on fences and sheds work alongside the survey. My post on buying or selling a home with an HOA in Grapevine covers that side.
Need a surveyor or title contact? My resources page lists local pros. And if you are thinking about selling, you can request a home value estimate while you hunt down that survey.
Why Do Grapevine Sellers and Buyers Trust Me With the Details?
About Amy
I'm Amy Beyer, a Grapevine Realtor serving home sellers and buyers across Grapevine, Fort Worth, and the DFW area. I have been licensed in Texas since 2002. I was the #13 individual listing agent in Grapevine per NTREIS data (2025), and I was named to the Top 500 REALTORS, North Fort Worth list.
I work with Century 21 Mike Bowman, the #1 Century 21 office in Texas, headquartered in Grapevine. Details like surveys are where deals stay on track or go sideways, and I make sure they get handled early.
Search Homes For Sale in Grapevine, TX
Frequently Asked Questions
Quick answers
Do I need a new survey to sell my home in Texas?
Not always. If you have an existing survey and nothing has changed, you may be able to use it with a T-47 or T-47.1. If changes were made, the title company or lender may require a new one.
What is the difference between a T-47 and a T-47.1?
Both are seller statements about an existing survey. The T-47 is a notarized affidavit. The T-47.1 is a declaration that does not need a notary. Your title company will say which one it accepts.
Where can I find my old survey?
Check the closing papers from when you bought the home. The title company that handled that closing may also have a copy. Your agent can help you track it down.
Is my fence the property line?
Not necessarily. Fences are often a little inside or outside the true line. The survey shows where the boundary actually is.
By Amy Beyer, Realtor | Grapevine, TX | AmyBeyerRealtor.com | Powered by Century 21 Mike Bowman | TREC #0500623 since 2002
Survey and title requirements vary by title company, lender, and contract, and this article is general guidance rather than legal advice. Equal Housing Opportunity.
Getting Ready to Buy or Sell in Grapevine?
If you want an agent who catches the small details before they become big problems, I would love to work with you. Contact me here or call 972 965 0657. Next in this series: New Construction vs. Resale in Fort Worth: Which Is Right for You?
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