Dallas Property Surveys: Types, Timing and Costs

Buying or selling in Preston Hollow and wondering if you really need a new survey, how long it takes, or what it might uncover? You are not alone. With older plats, alleys, and mature trees, Preston Hollow lots often include details that matter for permits, title, and future projects. In this guide, you will learn the types of surveys used in Dallas, when to order one, when an existing survey can be updated, how survey findings affect title and closing, local examples to watch for, and practical checklists to keep your deal on track. Let’s dive in.

What a survey does

A property survey defines the legal boundaries of your lot and shows where improvements sit relative to those lines. It typically locates recorded easements and rights-of-way, notes setbacks and building lines, and flags encroachments. You will also see floodplain notes, a legal description, and the surveyor’s certification.

In Preston Hollow, these details help you plan remodels or additions, understand alley or utility constraints, and work with your title company and lender to address exceptions before closing.

Common survey types in Dallas

ALTA/NSPS Land Title Survey

Purpose: A comprehensive survey that meets national title standards. It is designed to satisfy title companies and many lenders.
What it shows: Boundaries, improvements, recorded easements, rights-of-way, visible utilities, flood notes, access, and a detailed certification.
When used: Complex or high-value deals, lender-required coverage, or when title needs full detail for endorsements.
Timing and cost: Longer and higher cost than a standard residential boundary survey because of added research and coordination.

Boundary or Mortgage Survey

Purpose: The common choice for single-family transactions. It measures boundary lines and locates the home, driveway, fences, and other visible improvements.
When used: Most residential purchases when full ALTA detail is not required.
Title impact: Title companies may still list survey-related exceptions unless the survey meets their criteria or is updated for the current transaction.

Update or Certification of an Existing Survey

Purpose: A licensed surveyor reviews a prior survey and performs limited field work to confirm current conditions, then issues an update certificate.
When used: When a seller’s recent survey is acceptable to the title company and lender, and conditions have not materially changed.
Limits: Whether an update is allowed depends on the document’s age, the presence of corner monuments, and title or lender standards.

Topographic or As-built Survey

Purpose: Elevations, contours, and grading details for planning additions, pools, drainage work, or permits.
When used: If you intend to change the site or address drainage.

Plat or Replat

Purpose: Recorded mapping that legally defines lots, blocks, streets, and easements.
When used: For lot splits, new subdivisions, or when municipal approvals are required.

Other common items

Boundary retracement, construction staking, and FEMA elevation certificates show up as needed based on project scope and lender or permit requirements.

When to order and who pays

Best timing

Order your survey during the option or inspection period or immediately after the effective date of the contract.
If the seller provides an existing survey, share it with your title company and lender right away so they can confirm acceptability.
Lenders may require a completed survey before underwriting finalizes, especially for ALTA-level detail.

Typical Dallas turn times

Standard residential research and field work often take 3-14 business days depending on lot complexity and surveyor availability.
ALTA surveys commonly run 2-4 or more weeks because of title review, easement research, and mapping.
Rush options are possible but add cost.

Who pays

Buyers typically pay for surveys ordered for their loan or due diligence.
If a seller provides an acceptable survey that can be updated, the buyer may not need to order a new one.
Payment can be negotiated in the contract as a credit or split.

Using an existing survey

When an update works

The title company and lender accept the prior survey’s format and age.
A surveyor can perform limited field verification and issue an update certification.
Corner monuments are intact and site conditions have not materially changed.

When a new survey is needed

The prior survey lacks required detail, is too old, or does not meet current standards.
You or your lender require ALTA-level detail and endorsements.
Improvements, fences, pools, or additions have changed since the prior field work.

Quick decision checklist

Confirm title and lender requirements in writing at the start of escrow.
Provide the prior survey to your title company and surveyor on day one.
Ask the surveyor whether they can certify to the title company and lender and what field work is needed for an update.

How surveys affect title and closing

Common title exceptions

Schedule B-II often lists survey-related exceptions, recorded easements, and restrictions that affect use.
If a survey is not current or not accepted, the title company may retain broad exceptions for survey matters.

If the survey reveals issues

Encroachments like a neighbor’s fence or driveway across the line often trigger exceptions unless cured.
Buyers can negotiate cures such as removal, an easement, or a boundary line agreement.
If an easement limits your planned use, you can seek seller cure, renegotiate, or exercise contract remedies.

Endorsements and coordination

Title endorsements can modify coverage for certain survey matters when supported by evidence and surveyor certification.
Early coordination among you, your surveyor, lender, and title officer reduces last-minute surprises and funding delays.

Preston Hollow insights

Alleys

Many Preston Hollow homes back to alleys used for access and utilities. Your survey will show whether the alley is a public right-of-way or a recorded easement and its exact width. This can influence garage placement, fencing, and privacy plans.

Setbacks and building lines

Recorded plats and city zoning establish front, side, and rear setbacks. Some lots include recorded building lines that restrict where structures can sit. Your survey should show these lines so you can confirm that existing and planned improvements comply.

Mature trees

Large trees are part of the neighborhood character and can sit near boundaries. A survey may note the location of significant trees that affect additions or pools. For construction planning, pair your survey with arborist insights and any applicable tree rules.

Historic monuments and drainage

Older lots sometimes lack original corner monuments. Retracement may be required to re-establish boundaries per Texas practice. Drainage or flowage easements can appear on your survey and may limit grading or landscaping changes.

Sample survey and what to review

Here is a simplified textual example of what you might see on a survey. Use it to orient yourself to labels and callouts.

                N
                ↑
        _______________________________  City R/W
        |                              |
        |  50.00' Front Setback (platted)|
        |                              |
        |   [House footprint]           |
        |   --------------------       |
        |   |                  |       |
        |   |      House       |       |
        |   |                  |       |
        |   --------------------       |
        |         8.0' side setback     |
        |                              |
        |                              |
        |                [Driveway]    |
        |______________________________|
           (10.00' alley (E))  ⊗ ← corner monument

What to look for:

Are recorded easements shown that cross the yard or rear, such as an alley or utility strip?
Do setbacks or building lines conflict with any existing structure?
Are there encroachments from neighboring fences, sheds, or driveways?
Were corner monuments found or are they missing?
Are large trees or visible features noted near boundaries that could affect projects?
Who is the survey certified to and what standard does it meet?

Local scenarios to expect

Alley easement discovered: A rear 10-foot alley easement may limit how far you can extend a garage or addition. You can accept, redesign, or seek clarification with the city and title company.
Encroaching fence or driveway: If a neighbor’s fence crosses your line by a couple of feet, title may add an exception unless there is a cure or agreement. You can negotiate removal or a boundary agreement.
Large tree near a corner: The survey notes a mature oak near the side lot line. You may consult an arborist to confirm how roots could affect foundations, plumbing, or future improvements.

Costs and what drives them

Several factors influence pricing and timing:

Scope and standard: ALTA surveys require more research and detail than a standard boundary or mortgage survey and typically cost more.
Lot complexity: Large or irregular lots, heavy vegetation, or difficult access increase field time.
Title research: Numerous recorded easements take longer to review and map.
Extras: Topographic data, elevation work, or rush requests add cost.

Ballpark guidance: Residential mortgage or location surveys in urban Texas markets often range from several hundred to a few thousand dollars depending on scope. ALTA surveys are usually higher. For a precise quote, contact local Dallas surveyors and confirm requirements with your lender and title company.

Action plan checklist

Buyer checklist

Ask the seller early for any existing survey and the title commitment.
Confirm with your lender and title company what survey standard they need and whether an update is acceptable.
Order the survey or update during the option period.
If the survey shows encroachments or easements, discuss cures and endorsements with your title officer and counsel.

Seller checklist

Locate any prior survey and share it with your listing agent before going live.
Disclose known boundary conditions or easements.
If you plan pre-list improvements, obtain a current survey so buyers and title have clarity at contract.
Coordinate with the title company if alley or easement matters may need documentation.

Questions for your surveyor

What standard will this survey meet and who will you certify to?
What is included or excluded, such as underground utilities or topography?
How long will it take and what could extend the timeline?
Can you update a prior survey for this property and what field work is required?
What is the fee estimate and what might change it?

Keep your closing on track

The safest move in Preston Hollow is to confirm survey requirements on day one and get the field work scheduled during your option period. With older plats, alleys, building lines, and beautiful mature trees, a clear survey helps you avoid surprises and align your plans for remodeling, pools, or additions. Early coordination with your surveyor, title company, and lender can remove exceptions, secure needed endorsements, and protect your closing timeline.

If you want expert help sequencing your survey, coordinating with title and lenders, and keeping your transaction calm and predictable, reach out to Katherine Roberts to Request an Appointment.

FAQs

What survey do I need for a Preston Hollow home purchase?

Most buyers use a residential boundary or mortgage survey unless a lender requires ALTA-level detail for specific endorsements.

How long does a Dallas residential survey usually take?

Standard surveys often take 3-14 business days, while ALTA surveys commonly require 2-4 or more weeks because of added research and coordination.

Can I use a seller’s old survey in Dallas?

Often yes, if the title company and lender accept it and a surveyor can issue an update certification after confirming current conditions.

How much do Dallas residential surveys cost?

Residential surveys commonly range from several hundred to a few thousand dollars depending on scope, with ALTA surveys typically higher.

What happens if my survey shows an encroachment?

Title may add an exception unless it is cured or insured; you can negotiate removal, an easement, or a boundary agreement, or consider contract remedies.

Property Surveys in Dallas: Types, Timing and Costs