What Is a Boundary Survey & Why Texas Owners Need One

Whether you’re buying a home in Houston, developing land in Beaumont, or simply installing a fence around your backyard, there’s one crucial step that protects your investment: a boundary survey.

You might be wondering: What is a boundary survey? Why would I need one? And how do I get started in Texas?

This comprehensive guide breaks it all down — what a boundary survey is, when you need it, what it costs, and how it can help you avoid costly property line issues. Whether you’re a homeowner or a real estate investor, understanding boundary surveys isn’t just helpful — it’s essential.

What Is a Boundary Survey?

A boundary survey is a detailed, legal map of your property that defines the exact corners and lines that separate your land from neighboring parcels. It’s conducted by a licensed professional land surveyor using historical documents, local regulations, and modern equipment like GPS and total stations.

A boundary survey includes:

• Legal boundary lines (with distances and bearings)
  
  

• Permanent corner markers (like iron rods or caps)
  
  

• Structures, fences, and encroachments near the boundary
  
  

• A certified survey drawing, sealed by a licensed Texas surveyor
  
  

In short: it’s your legal proof of where your property begins and ends.

Why Are Boundary Surveys So Important in Texas?

Texas land law is unique. With a blend of Spanish land grants, early Republic-era deeds, and modern subdivisions, determining property boundaries here isn’t always simple — especially in older or rural areas.

Common reasons Texans need boundary surveys:

• Fence building – to avoid encroaching on a neighbor’s land
  
  

• Buying or selling property – lenders and title companies often require one
  
  

• Property line disputes – when neighbors disagree on who owns what
  
  

• Land development – accurate boundaries are the foundation for plats and engineering
  
  

• Permitting and construction – cities like Houston often require boundary surveys before issuing building permits
  
  

At B & B Surveying, we often get calls from homeowners saying something like:

“My neighbor says my fence is on their land. I just need to know where the line is.”

And we get it. In a fast-growing state like Texas, where suburban development meets legacy land records, the only way to protect your land rights is through a professional survey.

When Should You Get a Boundary Survey in Texas?

If you’re unsure about needing a survey, here are 5 signs it’s time to schedule one:

1. Before building or replacing a fence

You’d be surprised how many lawsuits start over just a few inches of land. Fences, sheds, driveways — these structures can legally complicate things if they cross a boundary. A boundary survey ensures you build with confidence and without trespassing.

2. Before buying or selling land or a home

In Texas, especially in rural counties or older neighborhoods, legal descriptions in deeds may not align with current ground conditions. A boundary survey verifies what you're really buying or selling — and helps title companies close deals cleanly.

3. When dealing with a property line dispute

Disputes can escalate quickly. If a neighbor claims part of your land, a survey is your first line of defense. B & B Surveying offers property line dispute help, including expert testimony and mediation-ready documents.

4. Before subdividing or developing property

Whether you’re a builder creating residential lots or a developer carving out commercial space, every project begins with a survey. Zoning approvals, utility planning, and site design all depend on it.

5. If it’s been decades since your last survey

Older surveys may not reflect current improvements, legal changes, or even shifting fence lines. If your last boundary survey was in the 1980s — or doesn’t exist — it’s time to update your records.

What’s Included in a Professional Boundary Survey in Texas?

Here’s what you get when you hire a trusted firm like B & B Surveying:

✅ Boundary Research

We begin by pulling the legal description from your deed, old plats, adjacent properties, and county records. In places like Harris County, this can include title commitments or original subdivision maps.

✅ Field Work

Next, we visit your property and use GNSS (GPS), robotic total stations, and leveling equipment to measure the land precisely. We locate visible and buried monuments, structures, and any signs of encroachment.

✅ Permanent Monumentation

We set or verify iron rods with caps, rebar, or other monuments at each property corner. These are critical for long-term identification.

✅ Certified Survey Drawing

You’ll receive a sealed survey plat, showing:

• Property lines (with bearings and distances)
  
  

• Physical improvements (fences, buildings, driveways)
  
  

• Easements, encroachments, or overlaps
  
  

• Lot size (square feet or acreage)
  
  

This is your legal documentation, recognized by Texas courts, title companies, and municipalities.

Boundary Survey Cost in Texas: What to Expect

The cost of a boundary survey varies, depending on several key factors:

Factors that affect pricing:

• Lot size – ¼ acre urban lot vs. 50-acre ranch
  
  

• Terrain – wooded, hilly, or cleared
  
  

• Availability of records – missing or vague legal descriptions add time
  
  

• Existing monumentation – corners already marked vs. needing full reestablishment
  
  

• Encroachment or dispute involvement – legal complexity increases cost
  
  

Average Costs in Texas (as of 2025):

In areas like Houston, Beaumont, Conroe, or Port Arthur, B & B Surveying offers competitive and transparent pricing with a free quote.

Need a quick estimate? Get a Boundary Survey Quote online or call our office.

Can I Use an Old Survey Instead?

Sometimes. If:

• The property hasn’t changed (no new structures or fences),
  
  

• The survey was done by a licensed Texas surveyor, and
  
  

• The title company or city accepts it,
  
  

…then yes, you might be able to use an old one.

But in many cases — especially during disputes, development, or refinances — you’ll need a new, updated boundary survey.

Pro tip from the field: In Montgomery County, we’ve seen title companies refuse surveys older than 10 years. In Jefferson County, they often require resurveying if fence lines don’t match plat records.

How Boundary Surveys Help Resolve Property Line Disputes

Boundary disputes in Texas can get heated — fast. We’ve worked with clients in Liberty, Galveston, and Orange counties where fence lines have shifted or were never accurate to begin with. Sometimes one neighbor even builds a driveway partially over the line.

A certified boundary survey:

• Provides independent, legal evidence of the property lines
  
  

• Helps de-escalate conflict by showing facts
  
  

• Can be submitted in court or used in mediation
  
  

• May identify adverse possession or encroachments early
  
  

A recent Houston homeowner avoided a $10,000 fence relocation by catching an encroachment before installing their new fence — all thanks to a boundary survey.

Residential vs. Commercial Boundary Surveys in Texas

While the basic process is similar, commercial/development surveys often involve:

• Larger parcels
  
  

• Easement and zoning overlays
  
  

• Title ALTA/NSPS standards
  
  

• Coordination with civil engineers and planning departments
  
  

At B & B Surveying, we offer both residential boundary surveys in Houston and developer-focused services across Southeast Texas — from individual lots to 100+ acre sites.

Choosing the Right Boundary Survey Company in Texas

Not all surveyors are equal. Here’s what to look for:

✅ State Licensing

Ensure your surveyor is licensed by the Texas Board of Professional Engineers and Land Surveyors (TBPELS).

✅ Local Experience

Surveying in East Texas pine terrain is very different from Gulf Coast marshland. A local expert knows what to expect.

✅ Clear Communication

From quoting to final delivery, your surveyor should answer questions clearly and walk you through the process.

✅ Quality and Turnaround

Choose a firm that balances accuracy with efficiency. Look for turnaround times under 3 weeks for typical lots.

Why B & B Surveying?

• Over 30 years serving Texas homeowners and developers
  
  

• Statewide licensure, with focus in Houston, Beaumont, and surrounding counties
  
  

• Advanced equipment and fast quote response times
  
  

• Friendly staff who walk you through the whole process
  
  

How to Schedule a Boundary Survey in Texas

It’s easier than you think.

Here’s how to get started with B & B Surveying:

1. Request a quote – online or by phone
   
   

2. Provide basic info – address, legal description, reason for survey
   
   

3. Approve and schedule – we’ll give you an estimated delivery timeline
   
   

4. Survey conducted – we’ll mark corners and collect data
   
   

5. Receive your certified survey – via PDF and physical copy
   
   

We also offer rush service, and in many cases, we can coordinate directly with your title company or builder.

Protect Your Property. Schedule Your Boundary Survey Today.

Whether you’re installing a new fence, preparing to build, or just want peace of mind, a boundary survey is one of the smartest investments you can make in Texas.

Don’t wait until a neighbor challenges your property line — or until a deal falls through due to title issues.

👉 Get a Free Boundary Survey Quote

👉 Schedule a Boundary Survey in Texas

Trust B & B Surveying — the boundary survey experts serving Houston, Beaumont, and beyond — to deliver accuracy, professionalism, and peace of mind.

FAQs

Q: Do I need a boundary survey to build a fence in Houston?

Yes — the City of Houston recommends a survey if you’re building near your property lines to avoid encroachment or permit issues.

Q: How long does a survey take?

Typical residential surveys take 1–3 weeks from quote to delivery. Larger tracts may take longer.

Q: Will the survey show encroachments?

Yes — our survey plat shows fences, buildings, and other improvements near or over the property lines.