Property Surveys in Texas: What Mansfield Buyers Should Know
Do You Need a New Survey When Buying a House in Texas?
Not always. If the seller has an existing survey and signs a T-47 Residential Real Property Affidavit confirming no changes have been made since it was completed, Texas title companies can rely on that survey regardless of its age or who it was originally prepared for — letting the buyer add area and boundary coverage to their title policy without paying for a new one. A new survey typically costs $400 to $700 for most residential lots, and skipping one when it's genuinely needed can leave fence encroachments or undisclosed easements undiscovered until after closing.
By The Chad Smith Team | July 17, 2026
Surveys come up in almost every Mansfield closing, and the T-47 affidavit is one of the more confusing pieces of a Texas contract for buyers who've never seen one before. Here's what it actually does and when it's not enough.
A property survey and purchase paperwork help Mansfield buyers understand boundaries before closing.
What the T-47 Affidavit Actually Does
The T-47 is a sworn, notarized statement — typically signed by the seller or another person familiar with the property — confirming that no changes have been made since the existing survey was completed. It's published by the Texas Department of Insurance and shows up in most residential sales and refinances where an older survey already exists.
Its purpose is entirely about title insurance. When a buyer or lender wants area and boundary coverage added to the title policy, the title company needs confidence that the survey still reflects current conditions. The T-47 provides exactly that confidence without requiring new fieldwork.
Here's the practical upside: under Texas Department of Insurance procedural rules, a title company can accept an existing survey and a T-47 affidavit regardless of the survey's age or whose name it was originally prepared under. That flexibility is what lets a buyer skip paying for a brand-new survey — a savings that can run well over $1,000 at closing.
The T-47 affidavit helps the title company decide whether an existing survey can still be relied on.
What Changed in the T-47 Form (November 2024 Update)
The current version of the form includes two notable additions:
A specific blank for the date of the survey being relied on, so there's no ambiguity about exactly which survey the affidavit is certifying.
A certification about construction on adjoining properties — the person signing is representing that no construction has occurred on or near the property's boundary, not just on the property itself.
That second addition matters more than it might seem. A neighbor's new fence, shed, or addition built right up against the shared property line is exactly the kind of thing that can undermine an old survey's accuracy, even if nothing changed on the subject property itself.
When You Actually Need a New Survey
The T-47 shortcut only works when it can be signed honestly. A new survey becomes necessary when:
No existing survey exists for the property at all.
Changes have occurred since the last survey — a new fence, an addition, a pool, a shed, or any other structure that wasn't reflected in the original survey.
Your lender requires one as a condition of funding, which happens often regardless of whether a T-47 would otherwise apply.
When a new survey is needed, expect to pay $400 to $700 for most residential lots in the Mansfield area. Rural lots, acreage, or heavily wooded parcels can push that above $1,000, and expedited turnaround typically adds another $100 to $250.
New fences, sheds, decks, pools, or other improvements can make an old survey unreliable.
Why Skipping a Needed Survey Is a Real Risk
A survey isn't just a formality — it's what catches problems that are otherwise invisible until they cause a dispute. Two of the most common findings:
Fence encroachments, where a fence sits over the property line onto a neighbor's lot (or vice versa).
Undisclosed easements, such as a utility easement cutting through part of the backyard that nobody realized was there.
If a survey turns up a fence encroachment, the title company will typically revise the title commitment to add an exception for it — which discloses the issue but doesn't resolve it on its own. Either way, finding out before closing gives you room to negotiate or address it, rather than discovering it after you already own the problem.
Spending $500 on a survey that catches a fence encroachment or an undisclosed easement can prevent a post-closing dispute that costs far more to sort out later.
Survey review is part of buyer due diligence, especially when fences, easements, or lender requirements are involved.
What This Means for Buyers and Sellers
If you're selling and have an existing survey, hold onto it — it can genuinely save your buyer money and speed up closing. Just be honest about whether you can actually sign the T-47: if you've added a fence, deck, pool, or any other structure since that survey was done, or you're aware of new construction near the boundary, that's a "no" on the affidavit, not a technicality to skip past.
If you're buying, don't assume "no new survey needed" is automatically fine just because it saves money. Confirm what the existing survey actually shows, how old it is, and whether anything's changed on either side of the property line since then.
What We Help Buyers and Sellers With
We help sellers track down existing surveys and determine honestly whether a T-47 affidavit applies, and we help buyers understand exactly what an existing survey does and doesn't tell them before deciding whether to rely on it. When a new survey is the right call, we can point you toward a reliable local surveyor.
If you have questions about your specific property's survey situation, we're happy to help you sort it out.
Frequently Asked Questions
What is a T-47 Residential Real Property Affidavit?
It's a sworn, notarized statement confirming that no changes have been made to a property since its existing survey was completed. It allows a Texas title company to rely on that older survey for title insurance purposes instead of requiring a brand-new one.
How much does a new property survey cost in Texas?
Most residential boundary surveys in the Mansfield area run $400 to $700. Rural, acreage, or heavily wooded lots can cost over $1,000, and expedited turnaround typically adds $100 to $250 more.
Can I use an old survey when I buy or sell a home in Texas?
Yes, as long as the seller can honestly sign a T-47 affidavit confirming nothing has changed since the survey was completed. Texas title companies can accept an existing survey regardless of its age or who it was originally prepared for, as long as the affidavit is accurate.
What happens if a survey finds a fence encroachment?
The title company will typically add an exception to the title commitment disclosing the encroachment. This makes the issue known to all parties but doesn't resolve it on its own — that usually requires separate negotiation between the affected property owners.
Does my lender require a new survey to close?
Often, yes. Many lenders require a current survey as a condition of funding regardless of whether a T-47 affidavit would otherwise be acceptable to the title company, so it's worth checking with your specific lender early in the process.
About The Chad Smith Team
The Chad Smith Team at Realty of America is one of the top-producing real estate teams in the Dallas-Fort Worth Metroplex, with more than 22 years of experience, 2,915 homes sold, and recognition by RealTrends among the top 1% of real estate professionals nationwide. The team helps first-time buyers, sellers, relocation clients, and new construction buyers throughout Arlington, Mansfield, Fort Worth, Midlothian, Waxahachie, and surrounding DFW communities. Through this blog, the Chad Smith Team shares expert market insights and practical advice to help North Texas buyers and sellers make informed real estate decisions.
