Understanding Platting and Surveys: A Guide for Property Owners and Buyers in San Antonio
Introduction
Navigating the world of real estate can be complex, especially when it comes to understanding platting and land surveys. Whether you’re a property owner looking to sell, a developer planning a project, or a buyer seeking to avoid legal complications, knowing the importance of proper platting and surveys can save you time, money, and future headaches.
In San Antonio, issues like landlocked properties, boundary disputes, and unrecorded plats can create legal and financial challenges. This guide will help you understand the basics of platting and surveys, why they matter, and how to ensure your property is properly documented.
What Is Platting?
Platting is the process of mapping out land divisions for legal and development purposes. When land is platted, it is officially recorded with the local government, detailing how it is divided into lots, streets, and public spaces.
Why Does Platting Matter?
✅ Ensures properties have legal access to roads and utilities.
✅ Defines clear property boundaries to prevent disputes.
✅ Required for selling, subdividing, or developing land in many jurisdictions.
Without proper platting, a property may not be legally recognized, making transactions more complicated and even preventing new construction or improvements.
Types of Land Surveys
Surveys are essential for confirming property boundaries and identifying potential issues before a sale or development. Here are the most common types of surveys used in real estate:
1. Boundary Survey
A boundary survey establishes the exact property lines and determines if there are encroachments, such as fences or buildings extending into neighboring land.
2. Topographic Survey
This survey maps the elevation and features of the land, including slopes, trees, and existing structures. It is often required for construction and development projects.
3. ALTA/NSPS Land Title Survey
A detailed survey typically required for commercial property transactions, providing extensive information about property boundaries, easements, and improvements.
4. Subdivision Survey
Used when a larger piece of land is being divided into multiple lots, this survey ensures compliance with local zoning laws and platting regulations.
The Importance of Legal Boundaries
One of the biggest mistakes property owners and buyers make is relying solely on metes and bounds descriptions without ensuring the property is properly platted and recorded.
The Risk of Landlocked Properties
In areas like San Antonio, purchasing unplatted land can lead to significant issues. For instance, some properties lack legal road access, making it difficult—or even impossible—to develop or sell them. If a property is landlocked, obtaining an easement or right-of-way agreement may be necessary, which can be a costly and time-consuming process.
Steps to Proper Platting
If you’re buying or selling land in San Antonio, here are the steps to ensure it is properly platted:
1. Hire a Professional Surveyor
A licensed surveyor will assess your property and create a detailed map, confirming boundaries and identifying potential issues.
2. Work with Local Authorities
San Antonio has specific zoning and subdivision regulations. Contact the city’s Development Services Department to ensure compliance with local platting requirements.
3. Submit the Plat for Approval
Once the plat is prepared, it must be reviewed and approved by the local government. This process involves verifying that the subdivision meets zoning, infrastructure, and environmental standards.
4. Record the Plat with the County
After approval, the plat is officially recorded with the county, finalizing the legal status of the property.
How to Avoid Common Pitfalls
When purchasing or selling property, taking these precautions can help prevent future legal and financial problems:
✅ Verify that the property is properly platted before making a purchase.
✅ Order a professional land survey to confirm boundaries and avoid encroachments.
✅ Check for easements or access rights to ensure the property isn’t landlocked.
✅ Consult with a real estate attorney or civil engineer for guidance on legal issues related to platting and surveys.
Conclusion
Understanding platting and land surveys is essential for anyone involved in real estate transactions in San Antonio. Proper platting ensures that properties have legal access, clear boundaries, and compliance with local regulations. Taking the time to verify surveys and legal documents can save you from costly disputes and roadblocks down the line.
If you’re planning to buy, sell, or develop property, working with a professional surveyor and consulting local authorities will help ensure a smooth and legally sound transaction.
Need Help?
If you have questions about platting or land surveys in San Antonio, feel free to contact a professional engineer or real estate attorney to guide you through the process.
