What is a property survey in Texas, and who pays for it?

A property survey is a document prepared by a licensed professional land surveyor that shows the exact boundaries of a lot, the location of all improvements, and any encroachments. In most Texas transactions, the seller provides an existing survey along with a T-47 affidavit, a sworn statement confirming nothing on the property has changed since the survey was completed. If the seller can't provide an acceptable existing survey, Paragraph 6C of the TREC contract determines who pays for a new one. A new residential survey in the Dallas area typically costs between $400 and $700.

By Matt Watson, Broker, REALTOR® | June 24, 2026

When you get to Paragraph 6C in a Texas real estate contract, most buyers either gloss over it or ask their agent what it means. The answer matters more than most people realize. The property survey question is one of those moments in a Texas transaction where the contract language has real financial and legal consequences.

Here's what you're actually agreeing to when you check that box, and what to watch for in a Dallas transaction.

What a property survey actually shows

A property survey is prepared by a licensed professional land surveyor. It shows the exact legal boundaries of the lot, where all structures sit in relation to those boundaries, any encroachments (a neighbor's fence crossing your boundary line, for example), easements, and utility lines.

Your lender will require an acceptable survey to close on a financed purchase. Your title company requires one too. So while Texas law doesn't technically mandate a survey, you'll almost never close a standard residential transaction without one.

The good news: if the seller has an existing survey, and nothing about the property has changed since it was done, you may be able to use it without ordering a new one. That saves everyone $400 to $700 and a few days of waiting. That's where the T-47 comes in.

The T-47 affidavit (and the newer T-47.1 declaration)

The T-47 is the "Residential Real Property Affidavit." It's a sworn statement from the seller confirming that no changes have been made to the property since the survey was completed. No additions, no new fences, no pools, no detached structures of any kind.

When a seller delivers a valid T-47 alongside an existing survey that the title company and lender will accept, you typically don't need a new survey. Only the seller fills out and signs the T-47. It's their certification, not yours.

As of early 2025, TREC added a second option: the T-47.1 Declaration. It covers the same ground as the T-47 but doesn't require notarization, making it easier for sellers to provide quickly. Your agent and title company will know which form to use based on the specific transaction and title company's requirements.

How Paragraph 6C works in the TREC contract

The TREC One to Four Family Residential Contract addresses the survey in Paragraph 6C. You'll see two options when you and your agent are drafting the offer.

Paragraph 6C(1) — Seller furnishes existing survey: The seller agrees to deliver their existing survey and the T-47 (or T-47.1) to you and the title company within a specified number of days after the effective date of the contract. The number of days is negotiated and filled in at the time of the offer. In most Dallas transactions, five to seven days after the effective date is standard.

If the seller fails to deliver either the survey or the affidavit by the deadline in the contract, they're responsible for paying for a new survey — regardless of what the rest of the contract says about who pays.

Paragraph 6C(2) — Buyer may obtain new survey: The buyer has the option to order a new survey at the buyer's expense, completed by a licensed surveyor acceptable to the title company, and delivered no later than three days before closing.

Note the word "may." TREC changed this from "shall" to "may" in 2025. If you elect 6C(2) but ultimately don't obtain a survey, you lose the ability to terminate the contract on survey grounds under the Third-Party Financing Addendum. Choose this option intentionally, not as a default.

In most Dallas transactions, 6C(1) is the starting point. The seller provides the existing survey and T-47, the title company reviews it, and you move forward. If there's a problem with the survey, or the seller can't locate one, that's when 6C(2) comes into play.

When you actually need a new survey

Not every existing survey will be accepted. Here are the situations where a new one is typically required:

  • Improvements were made after the existing survey. A pool, a deck, a fence, an addition — any change to the property's footprint can make the old survey inadequate. The T-47 is supposed to flag these. If a seller signs a T-47 incorrectly, there are legal consequences for them.
  • The survey is older than seven years. There's no hard statewide expiration rule, but many Dallas-area title companies become cautious with surveys past that mark. Some lenders are stricter. An experienced agent will know what your specific title company typically accepts.
  • The seller doesn't have a survey. This happens with older properties and sellers who've owned for decades. If no survey exists, a new one is needed, full stop.
  • The title company or lender flags a problem. An existing survey showing an encroachment, a boundary dispute, or an easement that affects your intended use may trigger a requirement for a new or updated survey before closing.

In Dallas, a new residential survey typically runs $400 to $700 depending on lot size and the surveying firm. Your title company can recommend licensed surveyors they regularly work with. The cost appears on your closing disclosure and is paid at the closing table.

Speaking of closing costs, if you want to see the full picture of what buyers pay at closing in Dallas — lender fees, title charges, escrow reserves, and more — here's a complete breakdown for 2026.

A note for condo buyers in Uptown and Oak Lawn

If you're buying a condo, the survey question plays out differently. Condos don't work like single-family homes in terms of lot surveys. Your ownership interest is the interior of the unit, not a defined piece of ground. Because of this, condo transactions in urban Dallas buildings often use what's called "survey deletion coverage" instead of a traditional boundary survey.

Survey deletion is exactly what it sounds like: the title company insures the title without requiring a traditional survey by endorsing around it. It's common in Uptown, Oak Lawn, and other urban core buildings where a lot boundary survey doesn't apply in the same way.

This doesn't mean you skip due diligence as a condo buyer. The survey question is largely replaced by the HOA resale certificate review, which covers the building's common elements, reserve fund health, and any pending litigation or special assessments. If you're buying a condo or townhome in Dallas's urban core, that document carries the most weight. Here's a full breakdown of what to look for in the Texas HOA resale certificate.

What this means for your offer

When you're writing an offer on a Dallas home, you and your agent will decide which Paragraph 6C box to check and how many days to give the seller to deliver the existing survey and T-47. This isn't a detail to fill in randomly — get your agent's input on what's appropriate given the property's history and age.

In a buyer-friendly market like Dallas in mid-2026, with inventory elevated and sellers more open to negotiations, you're in a position to ask the seller to cover a new survey if the existing one isn't acceptable. That's a reasonable ask, and one worth including in your offer strategy.

If you're financing the purchase, loop your lender in early. They may have specific survey requirements, especially if the property is in a flood zone or the lot has unusual characteristics. A problem that surfaces at the last minute can push your closing date.

The property survey is a procedural step in the Texas closing process, but it's not a formality. It confirms the legal boundaries of what you're buying and protects your title from future claims. Making sure it's handled correctly in the contract language is part of getting from executed agreement to the closing table without surprises.

For the full picture of what to expect between an accepted offer and closing day in Texas, this walkthrough covers the complete contract-to-close timeline.

Frequently Asked Questions

Does the buyer or seller pay for the survey in Texas?

In most Texas transactions, who pays is negotiated in Paragraph 6C of the TREC contract. The most common scenario is that the seller provides an existing survey and a T-47 affidavit at no additional cost to either party. If a new survey is needed and Paragraph 6C(2) is selected, the buyer typically pays. If the seller misses the delivery deadline under 6C(1), the seller must pay for a new survey regardless of what else the contract says.

How long is a survey valid in Texas?

There's no statewide expiration rule, but most title companies and lenders are comfortable with surveys up to seven years old, provided the seller signs a valid T-47 affidavit confirming no changes to the property. Surveys on properties where improvements were made after the survey was completed will generally need to be updated regardless of age.

Do condos need a survey in Texas?

Not in the traditional sense. Condo purchases in Texas typically use survey deletion coverage, where the title company insures the title without a traditional lot survey. For condo buyers, the more important document is the HOA resale certificate, which covers the building's financial health, reserve funds, and any pending assessments or litigation.

What happens if the seller doesn't provide the T-47 on time?

If the seller fails to deliver the existing survey and T-47 affidavit within the number of days specified in Paragraph 6C(1) of the TREC contract, the seller is required to pay for a new survey. This applies even if the contract language would otherwise assign the survey cost to the buyer.

How much does a property survey cost in Dallas?

A new residential property survey in the Dallas area typically costs between $400 and $700, depending on lot size, terrain, and complexity. The cost is paid at closing and will appear on your closing disclosure. Using the seller's existing survey with a valid T-47 affidavit eliminates this cost entirely.

The survey question is one of several places in a Texas contract where the details matter more than most buyers expect. If you have questions about how any of this works in a specific transaction, or if you're getting ready to make an offer on a home in Uptown, Oak Lawn, East Dallas, or North Oak Cliff, I'm happy to walk you through it. No pressure, no obligation — just a straight conversation about what you're looking at. Reach out at mattwatson.com.

About Matt Watson, Broker, REALTOR®
Matt Watson is a Dallas-based real estate broker and REALTOR® with over 25 years of experience in the city's urban core neighborhoods. He specializes in condos, townhomes, and single-family homes in Uptown, Oak Lawn, East Dallas, and North Oak Cliff. Whether you're buying your first condo or selling a longtime home, Matt brings deep local knowledge and straightforward guidance to every transaction. Connect with Matt at mattwatson.com.