Buying or selling in Southlake and hearing talk about surveys and a T‑47? You’re not alone. These two items can speed up your closing or slow it down if you’re not prepared. In this guide, you’ll learn what a property survey shows, what the T‑47 affidavit does, when you truly need a new survey, and how to keep your transaction on track in Southlake’s luxury market. Let’s dive in.
What a property survey shows
A residential property survey maps your lot so everyone agrees where the legal boundaries are. Most surveys locate property corners, outline the lot lines, and show visible improvements like your home, driveway, fence, pool, and patios. They can also identify setback lines, recorded easements, and any visible encroachments.
Common survey types you may see in a Southlake closing:
- Boundary or mortgage survey: The standard for many residential sales. It shows lot lines and visible improvements.
- ALTA/NSPS survey: A more detailed survey often requested for complex or high‑value properties. It includes rights‑of‑way, easements, and additional certifications used by title companies and lenders.
- Plat or subdivision survey: Reflects the recorded subdivision plat with lot lines and easements. Helpful for planned neighborhoods.
- As‑built survey: Prepared after construction to confirm where improvements sit relative to lot lines and easements.
In Southlake, where homes often include pools, guest houses, sport courts, and long drives, a survey gives you clarity on what’s on the property and where it sits.
The T‑47, explained
The T‑47 Residential Real Property Affidavit is a sworn statement signed by the seller. It covers what has changed on the property since the last survey or title commitment. In essence, the seller confirms whether there have been any unrecorded easements, new improvements, or known encroachments and that the legal description remains accurate.
Why it matters: many title companies in Texas will accept a properly completed and notarized T‑47 with a recent prior survey instead of requiring a new survey in a routine residential sale. It helps the title insurer assess risk because the seller is attesting to conditions on the ground.
What it is not: a T‑47 is not a new survey. Title companies or lenders can still require a fresh survey based on their underwriting rules, lender standards, or the property’s complexity. If there are irregularities or obvious changes, expect to be asked for an updated survey.
When you need a new survey
There are common triggers that push a transaction toward ordering a new survey. Plan for a new survey if any of these apply:
- Recent improvements since the last survey, such as additions, detached garages, pools, retaining walls, or a new fence line.
- Any boundary disputes or indications of encroachments, like a neighbor’s fence crossing the line.
- The existing survey is old, incomplete, missing, or doesn’t match the legal description in the title commitment.
- Lender requirements. Some lenders require a current or even an ALTA/NSPS survey, especially at higher loan amounts.
- Complex property features. Large acreage, irregular shapes, waterfront elements, or multiple easements often require updated work.
- New construction, grading, or drainage work that could affect setbacks or easements.
- Title insurance or endorsement needs that require current survey information.
Southlake luxury specifics
Southlake homes often sit on larger lots with custom improvements. That means more features that can bump against boundaries or easements. Common watch points include:
- Extensive landscaping and walls: Retaining walls, terraces, and large patios can approach setback lines or utility easements.
- Pools and outdoor living: Pools, pavilions, and sport courts need careful placement relative to easements and building lines.
- Private access drives: Verify private road or driveway easements and make sure they match the recorded plat.
- Drainage and floodplain: Parts of the region involve drainage easements or areas designated on FEMA flood maps. Lenders and title may ask for clarity when improvements sit near creeks or detention features.
- HOA or POA rules: Many neighborhoods have restrictions that expect alignment with plats and easements.
Because of these factors, buyers in the luxury tier often ask for a current survey or an ALTA/NSPS survey before closing.
Timeline: when to order and how long it takes
Survey timing can make or break your closing date. Here’s a simple approach:
- Early contract stage: Confirm whether a prior survey exists and get it to the title company immediately.
- If a new survey is needed: Order as early as possible. In Southlake, plan for at least 2 to 3 weeks for larger or more complex lots. Monument recovery or complex easements can extend that timeline.
- Aim to finish early: Ideally, have the survey completed and reviewed 7 to 10 days before closing so title and lender conditions are cleared.
What surveys cost in Southlake
Costs vary by lot size, complexity, and survey type. Standard residential lots cost less; large or irregular lots, waterfront features, or ALTA/NSPS requirements cost more. For luxury Southlake properties with multiple improvements, expect higher fees than an infill lot. A smart move is to get 2 to 3 written quotes from licensed Texas surveyors and ask if the price includes monument recovery, ALTA certifications if needed, and digital copies.
Who pays for the survey
Payment is negotiable in the contract. Sellers sometimes provide an existing survey and sign a T‑47 to avoid ordering a new one. Buyers who want extra protection may ask for a seller‑paid new survey or choose to pay for their own. Lenders can require a survey regardless of who pays, so confirm lender expectations early.
How to coordinate with title and lender
Clear communication keeps things moving:
- Send any existing survey to the title company right away.
- Ask the title company if a T‑47 with the prior survey will be acceptable and whether it needs notarization or other conditions.
- Ask your lender about its survey standards. Confirm whether it accepts a T‑47 or requires a current survey and if ALTA/NSPS is needed.
- If a new survey is required, request recommendations for licensed surveyors with experience in Tarrant County and Southlake neighborhoods.
Buyer checklist
Use this quick list to protect your closing timeline:
- Decide early whether you will accept a T‑47 with a prior survey or want a new survey.
- If relying on a T‑47, understand the limits. It is a sworn seller statement, not a re‑survey.
- If ordering your own survey, align with your lender and title company on type and endorsements.
- Review the final survey for encroachments, easements, and setback issues, especially around pools, fences, and retaining walls.
Seller checklist
Make it easy for the buyer, title, and lender to say yes:
- Locate and provide any existing survey immediately to your listing agent and title company.
- Disclose any additions, fences, or structures added since the last survey. The T‑47 requires this disclosure.
- If using a T‑47, confirm notarization requirements and whether it will satisfy underwriting.
- If a new survey is required, get quotes early and schedule the work so the results are available well before closing.
T‑47 pitfalls to avoid
A T‑47 can streamline your closing, but it must be accurate. Avoid these missteps:
- Incomplete disclosure: If you added a pool, patio, or fence since the last survey, note it. Do not assume it’s insignificant.
- Missing attachments: If the title company wants the prior survey attached, provide a clear copy with legible stamps or notes.
- Late notarization: If the T‑47 must be notarized, plan for it early so title and lender reviews are not delayed.
Title insurance and the T‑47
Underwriting treatment varies by title company and insurer. Some will accept a T‑47 and still include standard survey exceptions in the policy. Others may remove or modify certain exceptions based on what the prior survey and affidavit show. If you need certain endorsements, the title company may require a current survey. Ask which exceptions or endorsements will appear on your commitment and policy.
Should you upgrade to an ALTA/NSPS survey?
For many high‑end buyers, the added detail of an ALTA/NSPS survey is worth it. These surveys include thorough mapping of easements and rights‑of‑way and come with certifications that lenders and title companies often prefer. Whether you need one depends on lender requirements, the property’s complexity, and your risk tolerance.
A simple Southlake closing timeline
Use this as a starting point and adjust to your contract dates:
- Contract acceptance: Confirm if a prior survey exists. Seller sends it to title within the first few days.
- Week 1: Title and lender review survey status. Decide whether a T‑47 will be acceptable or if a new survey is required.
- Week 1–2: If needed, order the survey and confirm access. Provide plat, legal description, and any recorded easements to the surveyor.
- Week 2–3: Surveyor completes field work and mapping. You review results for encroachments or conflicts.
- At least 7–10 days before closing: Title updates exceptions and lender clears survey conditions.
- Closing week: Final confirmations and funding.
Bottom line for Southlake buyers and sellers
In Southlake’s luxury market, surveys and the T‑47 can either streamline your closing or introduce delays. If the property has seen recent improvements or includes complex features, plan for a new survey early. If the seller has a recent prior survey and will sign a T‑47, that may satisfy title in a standard sale, but lenders can still require current work. Clear communication with your title company, lender, and a licensed surveyor is the fastest path to a smooth close.
Ready to navigate these details with confidence? Connect with the Jeannie Anderson Group for local guidance tailored to Southlake’s luxury market.
FAQs
What is a T‑47 in Texas real estate?
- A T‑47 is a seller’s sworn affidavit stating what has changed on the property since the last survey, often used with a prior survey to help title underwriting.
Does a T‑47 replace getting a new survey?
- No. It reduces risk for title, but lenders or title companies may still require a current survey depending on underwriting and the property’s complexity.
When do Southlake homes need a new survey?
- Common triggers include recent additions, pools, fences, boundary concerns, complex easements, or when a lender or title company requires updated work.
How long do surveys take in Southlake?
- For larger or complex lots, plan for at least 2 to 3 weeks. Allow extra time if there are many easements or if monument recovery is difficult.
Who typically pays for the survey in Texas?
- It’s negotiable in the contract. Buyers sometimes order their own for assurance, while sellers may provide a prior survey with a T‑47 to avoid a new order.
What is an ALTA/NSPS survey and who needs one?
- It is a highly detailed survey with specific standards and certifications. High‑end buyers or lenders often request it for complex or high‑value properties.
Can title insurance endorsements require a current survey?
- Yes. Depending on the endorsement and the insurer’s rules, a current survey may be required before the endorsement is issued.
What if a T‑47 is inaccurate or missing details?
- Inaccurate affidavits can create legal and title issues. It’s better to disclose fully and order a new survey if there is any doubt about changes.
