TSPS Category 1A – Registered Professional Land Surveyor
Land Title Survey
Certified surveys title companies and lenders trust — Serving North & East Texas
Licensed in Texas · Title Company & Lender Approved · Closing-ready Turnaround
What is a Land Title Survey in Texas?
A land title survey is the most detailed property survey used in Texas. It does more than mark your corners. It also shows easements, fence lines, and anything else that could affect the property.
Buyers, sellers, and lenders use it to see the full picture before closing. In Texas, this survey follows a strict standard called TSPS Category 1A.
That’s why title companies and lenders ask for it by name, not just any boundary survey. In Texas, land title surveys follow a specific set of standards published by the Texas Society of Professional Surveyors (TSPS).
What’s Included?
Title Commitment Review
We work directly with your title company’s current title commitment to research and map every easement, right-of-way, and exception it lists.
Boundary & Monumentation
Property corners are located and monumented the same way as a standard boundary survey — the foundation every title survey is built on.
Improvements & Encroachments
All structures, fences, and driveways are located and checked against the recorded lines to flag any encroachments before closing.
Signed, Sealed & Closing Ready
A survey signed and sealed by a Registered Professional Land Surveyor (RPLS) — accepted by title companies and lenders without delay at the closing table.
Land Title Survey vs Standard Property Survey
People use the term “property survey” loosely — but in Texas, not all surveys are created equal. The TSPS Manual of Practice defines twelve categories of surveys. The two you’ll encounter most in real estate transactions are Category 1A and Category 1B. Here’s what sets them apart:
| – | Category 1A — Land Title Survey | Category 1B — Standard Property Survey |
|---|---|---|
| Purpose | Required for title insurance and mortgage closing | General boundary identification only |
| Easements & ROW | Always Documented | Only if client requests it |
| Visible improvements | Always Documented | Not typically included |
| Encroachments | Always Documented | Only if requested |
| Certified Plat | Yes — signed, sealed, and dated by RPLS | Yes — signed, sealed, and dated by RPLS |
| Satisfies title company | Yes | No |
A Category 1B (our Boundary Survey) is a solid survey for identifying where your boundary lines fall — useful for fence disputes, lot splits, or general land identification. But if your transaction involves a title company, a lender, or a title insurance policy, a standard property survey won’t get the job done.
If title insurance is involved, you need a Category 1A land title survey. That’s true whether you’re buying a house in Collin County, refinancing an investment property in East Texas, or closing on a commercial acreage in the DFW Metroplex.
Not sure which one you need? If you’re just confirming a property line — not closing on a sale, refinance, or title policy — our Boundary Survey page has what you’re looking for.
When Do You Need a Land Title Survey?
Buying or selling property. When property changes hands in Texas, the title company will almost always require a land title survey before they’ll issue a title policy. They need to know exactly what they’re insuring. A land title survey protects both sides of the transaction — and a good one makes closings go smoothly.
Refinancing or securing a mortgage. Lenders don’t take chances on unclear property lines. When you refinance or take out a new mortgage in Texas, your lender will typically require a current land title survey as part of the underwriting process. Most lenders in North Texas, the DFW area, and East Texas won’t move forward without one.
Commercial and Lender Due-Diligence. Larger parcels, multiple easements, utility corridors, and strict lender requirements all need to be documented on the plat. A single undocumented encroachment can delay a closing or trigger a legal dispute. The stakes are too high to cut corners.
Areas We Serve
From Sulphur Springs to Dallas-Fort Worth, we handle Land Title Surveys across North and East Texas — including Greenville, Farmersville, Midlothian, Weatherford, and dozens of communities in between. Don’t see your city listed? Give us a call — there’s a good chance we already work in your area.
- Sulphur Springs, TX
- Mt. Pleasant, TX
- Hagansport, TX
- Greenville, TX
- Caddo Mills, TX
- Farmersville, TX
- Princeton, TX
- Royse City, TX
- Melissa, TX
- Anna, TX
- Van Alstyne, TX
- Dallas-Fort Worth, TX
- Midlothian, TX
- Ennis, TX
- Weatherford, TX
- Cleburne, TX
- Waxahachie, TX
- Terrell, TX
- Forney, TX
- Kaufman, TX
- Rockwall, TX
- Denton, TX