Buying in Spring and hearing people toss around “plat” and “survey”? You are not alone. These documents sound similar, but they do different jobs and can make or break a smooth closing. When you understand what each shows, you can spot red flags early, protect your financing, and avoid surprise costs after move-in. In this guide, you will learn the plain-English difference, where to find the right records in Harris County, how to read them, typical costs and timelines, and a simple checklist to use before you close. Let’s dive in.
Plat vs. survey: the short version
What a plat shows
A plat is a recorded map of a subdivision filed with the county. It shows lot and block numbers, lot lines, dedicated streets, and recorded easements such as utility or drainage. Plats often include building setback lines and notes about dedications. Plats create the lot-and-block legal description used in your deed and title work.
What a survey shows
A survey is an on-the-ground measurement and drawing by a licensed surveyor. It shows the property’s actual boundary lines, where the house, driveway, fences, and other improvements sit, and the distances to the property lines and easements. Surveys can reveal encroachments, show monuments or markers, and sometimes note flood zone information. Lenders and title companies may ask for a specific standard, such as an ALTA/NSPS Land Title Survey. You can learn more about national survey standards through the American Land Title Association and the National Society of Professional Surveyors.
Key difference
- Plat equals recorded legal layout of the subdivision and easements.
- Survey equals field-verified snapshot of what is on the ground and how it fits those legal boundaries.
Why it matters in Spring, TX
Boundary certainty and encroachments
In Spring, lot lines and fences do not always match. A current survey can confirm if a fence or driveway crosses a line or sits within a recorded easement. If the survey shows an issue, you can negotiate fixes before closing.
Easements and access
The plat shows where easements were dedicated. The survey shows whether your improvements overlap any easements. That matters for utility access and future plans like pools or additions.
Flooding and drainage
Parts of Harris County face variable flood risk. Plats sometimes show drainage easements, but a survey can reference FEMA flood panels. For official flood zone maps, use the FEMA Map Service Center and check local drainage information with the Harris County Flood Control District.
Lender and title requirements
Many lenders and title companies require a recent survey to issue title insurance or certain endorsements. Some lenders may request an ALTA/NSPS survey standard. Confirm early so you can order the right product. Guidance on survey standards is available from ALTA and NSPS.
How plats and surveys fit into closing
Typical workflow
- The title company searches title and identifies recorded plats, easements, and the legal description.
- Your lender and title company tell you if a current survey is needed and which standard they will accept.
- If the seller has an existing survey, title may accept it if it is recent and there have been no visible changes. If not, a new survey is ordered from a Texas-licensed surveyor.
- If the survey shows an encroachment or conflict, you can negotiate remedies, request endorsements, or adjust terms.
Which document controls
The recorded plat controls the legal framework, including lot layout and dedicated easements. The survey shows how your house and improvements relate to those boundaries. You usually need both to make confident decisions.
When an existing survey may work
If an existing survey is recent, prepared by a licensed surveyor, and acceptable to the lender and title company, you may not need a new one. Often a no-change affidavit is required. Ask your title company what they will accept.
Where to find local records
- Harris County Clerk. Search recorded plats, deeds, and public records through the Harris County Clerk’s Official Public Records.
- Harris County Appraisal District. Confirm lot-and-block descriptions and parcel IDs using the HCAD property search.
- Flood maps and drainage. Review FEMA flood maps at the FEMA Map Service Center and local drainage resources through the Harris County Flood Control District.
- Surveyor licensing. Verify a Texas surveyor’s license or review rules through the Texas Board of Professional Land Surveying.
- Survey standards. For background on land title survey standards, see ALTA and NSPS.
How to read a plat and a survey
On a recorded plat, look for
- Subdivision name, lot and block numbers, and dimensions.
- Recorded easements labeled UE, D.E., access easements, and rights-of-way.
- Building setback lines and any notes that affect lot buildability.
- Surveyor certification, county approval stamps, scale, and north arrow.
On a current survey, look for
- Boundary bearings and distances that match the legal description.
- Corner monuments noted as iron rods, pipes, or found markers.
- House, garage, pool, driveway, fences, and distances to property lines.
- Labeled easements and any improvements within those easements.
- Encroachments across lot lines or into public right-of-way.
- Flood notes or FEMA panel references if shown.
- Surveyor’s stamp, certificate, and date to gauge recency.
What to do if you spot an issue
- If an improvement crosses a lot line or lies in an easement, ask for options such as removal, relocation, a granted easement, or a price adjustment.
- If setbacks limit a planned remodel, confirm what is allowed before moving forward.
- If floodplain is indicated, request elevation information and insurance quotes using FEMA resources.
Costs and timelines in Harris County
- Simple residential boundary or mortgage survey: about $400 to $1,200.
- ALTA/NSPS Land Title Survey: about $900 to $3,000 or more, depending on size and complexity.
- Typical turnaround: 1 to 3 weeks for standard residential. ALTA surveys can take longer due to added research and lender requirements.
What can increase cost or time:
- Larger or irregular lots, dense trees, or access limitations.
- Complex or multiple easements, or missing corners in older areas.
- Requests for topographic details or flood-elevation work.
Spring buyer checklist before closing
- Ask the seller for any existing survey and get the recorded plat for the lot. Confirm dates and signatures.
- Confirm with your lender and title company what survey standard they will accept.
- If needed, hire a Texas-licensed surveyor. You can verify licensing with the Texas Board of Professional Land Surveying.
- Compare the new survey with the recorded plat and your title exceptions list.
- If the survey shows a conflict, negotiate a remedy such as removal, relocation, a corrective easement, a price change, or specific title endorsements.
- Pull parcel details with the HCAD property search and save copies of the relevant plat pages from the Harris County Clerk.
- If flood risk appears, check the FEMA Map Service Center and the Harris County Flood Control District. If needed, request an elevation certificate and insurance quotes.
- Keep your final survey, plat pages, and title policy endorsements in your closing file.
Protect your leverage
A clear survey helps you avoid future headaches like fence disputes or utility conflicts. It also gives you leverage. If the survey finds an encroachment or setback issue, you can ask the seller to correct it, grant an easement, adjust the price, or work with the title company on endorsements. If the problem cannot be solved, your contract’s survey or inspection timelines may give you options to cancel.
Get local help
You do not have to decode plats and surveys on your own. In Spring and the surrounding suburbs, a hands-on team can coordinate with your lender and title company, flag issues early, and keep your closing on track. If you want practical, renovation-aware guidance as you review your survey, reach out to The Abbott Homes Group. We are here to help you buy with confidence.
FAQs
Do I need a new survey for a Spring home purchase?
- Not always. Lenders and title companies decide if an existing survey is acceptable based on its age and visible changes. When in doubt, a current survey removes uncertainty.
Will the recorded plat list every easement I should know about?
- It shows easements dedicated at platting or recorded later, but unrecorded uses may not appear. A current survey can reveal physical signs of unrecorded issues.
Which survey type do lenders in Harris County usually require?
- Many lenders request an ALTA/NSPS Land Title Survey or a lender-specific standard. Confirm requirements early with your lender and title company.
What happens if my survey shows an encroachment in Spring?
- Common fixes include removal or relocation, a granted easement, a price adjustment, or title insurance coverage if available. You may also use contract rights to cancel.
How do I check flood risk for a Spring property?
- Verify flood zones on the FEMA Map Service Center and review local drainage info through the Harris County Flood Control District.
Who is allowed to prepare a survey in Texas?
- Only a Texas-licensed professional land surveyor. You can verify licensing at the Texas Board of Professional Land Surveying.
