What is a property survey in a Texas real estate transaction, and who pays for it?
In Texas, a property survey is a document prepared by a licensed surveyor that shows the exact boundaries of the lot, the location of all improvements, and any encroachments. Both your lender and title company require an acceptable survey before a deal can close. Whether you use an existing survey or order a new one — and who pays for it — is determined by Paragraph 6 of the Texas TREC contract. If a seller has an existing survey and delivers a signed T-47 affidavit confirming nothing has changed, the buyer typically gets to use it at no cost. If the seller misses the delivery deadline or the survey is rejected, the contract dictates who pays for a new one — typically $400–$700 for a standard Austin-area residential property.
By Carmen Reese | May 21, 2026
Most buyers and sellers sign Paragraph 6 of the TREC contract without fully understanding what they've agreed to.
It's one of the most overlooked sections in the contract — and one of the most consequential. The survey paragraph determines who's responsible for proving that the property boundaries are exactly where everyone thinks they are. Get it wrong, and a seller who expected the buyer to cover a new survey can end up on the hook for that cost instead.
Here's what you actually need to know.
What a Property Survey Does — and Why It's Required in Texas
A property survey is a formal document prepared by a registered professional land surveyor. It shows:
The exact legal boundaries of the property
Where the home, garage, fence, pool, and other improvements sit relative to those boundaries
Any encroachments — structures that cross over a property line
Easements that run across or through the lot
Both your lender and your title company need an acceptable survey to close the deal. If the title company doesn't have one, it will add a "survey exception" to your title policy — which means the loan becomes ineligible for sale on the secondary market. In practical terms: no acceptable survey, no closing.
This is why the survey question comes up in every single Texas real estate transaction, even when buyers and sellers have never heard of it before going under contract. It's not optional, even though the law doesn't technically mandate it. Your lender and title company do.
In Austin, this issue is particularly common with South Austin and Central Austin bungalows — properties that have had additions, garage conversions, or backyard improvements over the decades. If any of that happened after the last survey was done, the seller may need a new one.
New Survey vs. Existing Survey: Which One You'll Use
When you go under contract in Texas, the seller often has an existing survey from when they originally purchased the home. Whether that survey is usable depends on a few things.
An existing survey can typically be used if:
It's legible and was prepared by a registered land surveyor
No significant changes have been made to the property since it was done (no additions, pools, major fences)
The title company and lender both find it acceptable
The seller signs and delivers the T-47 affidavit by the contract deadline
A new survey is typically required when:
No existing survey is available
The existing survey is older than 10 years (some title companies set their own cutoffs)
Improvements have been made to the property since the last survey
The lender or title company rejects the existing survey for any reason
The transaction involves new construction — a new survey is always required
New surveys in Austin typically run $400–$700 for a standard single-family residential lot. More complex properties — acreage, irregular shapes, lots with easement questions — can cost more. That cost is negotiated in the contract and paid at or before closing.
What the T-47 Affidavit Is — and Why the Deadline Matters
This is where a lot of people get confused. The T-47 is a notarized affidavit the seller signs to certify that no changes have been made to the property since the existing survey was completed.
Think of it as the seller stating under oath: This survey still accurately reflects the property as it exists today.
The T-47 is what allows a title company to accept an older survey. Without it, even a perfectly good survey from four years ago may not be usable — because the title company has no way to confirm nothing has changed.
Here's the part that catches sellers off guard: Paragraph 6 of the TREC contract specifies a deadline for the seller to deliver both the existing survey and the signed T-47. That window is typically three to five days after the effective date. Miss it, and the buyer has the right to order a new survey — and depending on how the contract is written, the seller may be required to pay for it regardless of what the checkbox in Paragraph 6 says.
I walk every seller I work with through this paragraph before they sign anything. The cost of a new survey isn't enormous — $400–$700 is manageable — but it's a cost no one wants to absorb by accident, especially when it was avoidable with a timely T-47.
Who Actually Pays for the Survey?
There's a widespread misconception that the buyer always pays for the survey in Texas. That's not how it works.
Who pays for a new survey is negotiated between buyer and seller and documented in Paragraph 6 of the TREC contract. The paragraph includes a checkbox designating which party covers the cost if a new survey is needed.
Here are the scenarios that actually come up:
Seller delivers existing survey + T-47, both accepted. The buyer uses the existing survey at no cost. This is the most common outcome when the seller has a recent, clean survey and meets the delivery deadline.
Seller delivers existing survey + T-47, but the title company or lender rejects it. The contract's Paragraph 6 checkbox determines who pays for a new one. This is why it matters which box is checked when you're negotiating the offer — not after you're under contract.
Seller misses the T-47 delivery deadline. The buyer may order a new survey, and the seller is on the hook for the cost — regardless of what Paragraph 6 otherwise says. Missing a deadline in a Texas contract has real consequences, and this is one of them.
No existing survey exists. A new survey is required. The contract determines who pays. This is fully negotiable at the offer stage — don't wait until you're under contract to ask about it.
New construction. A new survey is always required, and the buyer typically pays. Builders almost never have an existing survey that meets the lender's requirements for a completed home.
What This Means for Buyers in Austin
Before you make an offer, your agent should ask whether the seller has an existing survey. If they do — and it's recent and the property hasn't changed — you may be able to avoid the cost of a new one entirely.
But don't assume. Find out before you go under contract, not after. And keep in mind that your lender may have its own requirements regardless of what the title company accepts. Certain loan types are stricter about survey age. Ask your lender upfront so there are no surprises during the option period.
The survey cost, when needed, typically shows up in your closing cost breakdown-alongside title insurance, escrow fees, and prorated property taxes. On a $450,000 Austin home, that full picture adds up quickly — which is why understanding each line item ahead of time matters.
One more thing for buyers: if the home has had an addition, a pool, or even a significant new fence installed since the last survey, push for the seller to order a fresh one. An outdated survey that misses a structural encroachment can become a much larger problem than the cost of a new survey.
What This Means for Sellers in Austin
If you have an existing survey, locate it before you list. This is one of the first things I ask every seller who sits down with me. A missing survey creates friction during the transaction and can slow down or complicate a closing at exactly the wrong moment.
Once you find it, review it with your agent:
Is it legible and signed by a licensed surveyor?
Does it reflect the current state of the property — no additions, pools, or structures built after the survey date?
How old is it? Does your agent think the title company is likely to accept it?
If you've made significant improvements since the survey was done, or if the survey is old enough that the title company may push back, be prepared for a new survey to come up — and understand which party will pay based on how the contract is written.
Most importantly: know the T-47 deadline. When your agent sends over the contract, don't skim the survey paragraph. Understand when the delivery window closes. Missing it by even a couple of days can flip a cost you thought the buyer was handling back onto you.
Title insurance and the survey are closely connected — both are covered under Paragraph 6 of the TREC contract, and both affect your closing costs in ways that aren't always obvious until you're deep in the transaction.
Frequently Asked Questions
Is a property survey required to buy a house in Texas?
A survey is not required by Texas law, but it is effectively required in practice. Both your lender and title company need an acceptable survey to close the transaction. Without one, the title company will add a survey exception to your policy, and the loan will not qualify for sale on the secondary market. Every Texas real estate closing involves a survey — either an existing one or a new one ordered for the transaction.
What is a T-47 affidavit in Texas real estate?
The T-47 is a notarized document the seller signs to confirm that no improvements or changes have been made to the property since the existing survey was completed. It allows the title company to accept an older survey without requiring a new one. If the seller cannot deliver the survey and the signed T-47 by the deadline stated in the TREC contract — typically three to five days after the effective date — the buyer may order a new survey and the seller may be responsible for the cost.
Who pays for the property survey in a Texas real estate transaction?
Who pays for a new survey is negotiated between buyer and seller and documented in Paragraph 6 of the TREC contract. If the seller provides an existing survey with a valid T-47 affidavit that is accepted by the title company and lender, no new survey is needed and neither party pays. If a new survey is required, the contract's designated language determines who covers it. Sellers who miss the T-47 delivery deadline may be required to pay for a new survey regardless of what the contract says.
When do you need a new survey in a Texas real estate transaction?
You'll typically need a new survey when no existing survey is available, when the property has had significant improvements (additions, pools, new structures) since the last survey, when the existing survey is rejected by the title company or lender, or when the transaction involves new construction. Surveys more than 10 years old are often treated with extra scrutiny. Your title company or lender can confirm whether a specific survey meets their requirements.
How much does a new property survey cost in Texas?
A standard residential boundary survey in Texas typically costs $400–$700 for a typical single-family lot. Larger properties, irregular lot shapes, acreage, and more complex situations can push that cost higher. The exact price depends on lot size, terrain, the availability of historical survey data, and which surveying firm you use. In Austin, this cost is usually reflected in your closing cost estimate if a new survey is required.
The survey question comes up in every Texas real estate transaction — but most buyers and sellers don't think about it until they're already in the middle of one. Understanding how Paragraph 6 works, what the T-47 means, and what triggers the need for a new survey puts you in a better position to negotiate smart and close without surprises.
Your specific situation depends on the property, the existing survey's age and condition, and what your lender requires. If you're preparing to buy or sell in the Austin metro and want to understand how this applies to your deal, schedule a 15-minute strategy call with Carmen Reese at the CLR Sales Group. Schedule Here.
About Carmen Reese Carmen Reese is an Austin-based residential real estate advisor and team lead of The CLR Sales Group, serving clients across the Austin metro. Known for her education-first approach and strong negotiation strategies, she helps buyers and sellers navigate complex decisions with clarity and confidence. Her business is built on referrals and long-term relationships, reflecting a commitment to high-touch service and results that align with her clients' goals.
