When a title company or lender requires a land title survey in Texas, there’s one standard they trust: TSPS Category 1A. At DMC Property Experts, we deliver precise, certified surveys for buyers, sellers, and lenders throughout North Texas, the DFW Metroplex, and East Texas — on time, every time.
What is a Land Title Survey in Texas?
A land title survey is the most thorough type of property survey available in Texas. It goes far beyond simply marking your corners — it gives everyone at the closing table a complete picture of what exists on and around a piece of property before money changes hands.
In Texas, land title surveys follow a specific set of standards published by the Texas Society of Professional Surveyors (TSPS). That’s where the term “Category 1A” comes from. Think of it as the gold standard for property surveys in Texas — the one that title companies and lenders rely on when they need to issue a title policy or approve a mortgage.
A TSPS Category 1A land title survey documents all of the following:
- Boundary lines and property corners — precisely measured and permanently marked on the ground
- Easements and rights-of-way — both those recorded in county records and those physically visible on-site
- Encroachments — any structure or improvement that crosses a boundary line
- Visible improvements — buildings, fences, driveways, and other features on or near the property line
- A certified plat — a signed, sealed map produced by a Registered Professional Land Surveyor (RPLS) documenting everything found on the ground
The result is a document your title company can use to issue title insurance — and that you can use to know exactly what you’re buying, selling, or building on.
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 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. Full stop.
That’s true whether you’re buying a house in Collin County, refinancing an investment property in East Texas, or closing on commercial acreage in the DFW Metroplex.
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.