The T-47 Affidavit in Texas: What Dallas Buyers and Sellers Need to Know Before Closing

What Is the T-47 Affidavit and When Do Texas Sellers Need One?

The T-47 affidavit (Texas Residential Real Property Affidavit) lets a seller certify under oath that no material changes have been made to the property since the date of an existing survey. When the title company accepts it alongside the old survey, buyers and sellers avoid the cost of a new one. The T-47.1, introduced in November 2024, works the same way but requires no notary.

By Paul Blair | October 14, 2026

Your seller has a survey from 2016. Nothing has changed, they say. Then the title company pulls aerial imagery and finds a pool that went in three years ago. The closing stops cold while a new survey is ordered. Five to ten business days. Sometimes more.

This scenario plays out in Dallas-area transactions regularly, and it usually comes down to one document: the T-47 affidavit.

Here is what that form does, what the updated TREC contract now requires you to decide before going under contract, and exactly what can force a new survey even when a seller insists nothing has changed.

The T-47 and the Newer T-47.1

The T-47 is a Texas Residential Real Property Affidavit administered by the Texas Department of Insurance. The seller signs it, swearing that no material changes have occurred since the survey date. When the title company accepts it, they can issue a title policy using the old survey instead of requiring a new one.

In November 2024, TDI introduced the T-47.1, an unsworn declaration that does the same job without a notary. The seller signs under penalty of perjury and provides their date of birth and current address. For most Dallas closings today, the T-47.1 is the version your agent will use. It removes friction and eliminates the last-minute notary scramble.

Three Options in TREC Paragraph 6C

Effective July 1, 2026, the updated TREC One to Four Family Residential Contract (Form 20-19) makes the survey decision explicit. Paragraph 6C now lists three checkbox options, and whichever one you select shapes who pays if the existing survey turns out to be unacceptable.

Option 1: Seller furnishes the existing survey plus T-47 or T-47.1. This is the most common choice. The seller provides their old survey and signs the affidavit. If the seller fails to deliver those documents on time, the buyer may order a new survey at the seller's expense, no later than three days before closing. But here is the part that catches people off guard: if the title company or the buyer's lender finds the existing survey unacceptable, the buyer pays for the new one.

Option 2: Buyer orders a new survey at buyer's expense. The buyer arranges and pays for a fresh RPLS-certified survey. In DFW, expect $350 to $550 for a standard residential lot.

Option 3: Seller orders a new survey at seller's expense. The seller arranges and pays for the survey before closing.

Most DFW contracts check Option 1. Sellers prefer it because it costs them nothing upfront. But "nothing upfront" can become a problem if the title company or lender finds an issue with the old survey, because that cost then shifts to the buyer.

What Invalidates a T-47

This is where T-47 situations go sideways. The seller signs the affidavit and checks "no changes," but the title company or lender reviews aerial imagery and finds something that was not on the old survey.

Improvements that will typically invalidate a T-47 and require a new survey:

• A pool or spa added since the survey date
• A room addition, sunroom, or enclosed porch
• A detached garage, carport, or storage building
• A shed or workshop
• A fence line moved or added
• A driveway extended or reconfigured
• Any structure that may cross a setback, easement, or property line

The form itself includes Question 4, which asks the seller to identify any changes. If the seller leaves it blank, the title company assumes none. If a change surfaces later, it can halt the closing while a new survey is ordered.

For resale homes in Richardson, Plano, Garland, and older Dallas neighborhoods, surveys from the 1990s or early 2000s are common. A lot can change on a property in twenty-plus years.

Buying in Plano, Richardson, or the Lake Highlands area? Before you go under contract on a resale home, ask your agent to request the existing survey date. If it is more than five years old, you will want to understand which Paragraph 6C option the seller is proposing and who will bear the cost if the lender kicks back the old survey.

Connect with Paul Blair at Grey Square to walk through the details before you make an offer.

Lender vs. Title Company: Two Separate Approvals

Here is a gap that surprises a lot of sellers. Accepting the T-47 and the existing survey is not a single decision. The title company and the buyer's lender evaluate it independently.

The title company may accept your old survey for the owner's title policy. Done. But the lender's underwriter may still require a new survey for the loan policy. When that happens, the buyer pays for a new survey even though the seller delivered everything the contract required under Option 1.

This is not a failure on anyone's part. It is the result of two separate approval processes with different thresholds. A title company in DFW may be comfortable with a 2015 survey if the affidavit is clean. A lender's underwriter may require a survey dated within five years, or may require one whenever there is a pool or an addition.

If you are a buyer under Option 1, plan for this possibility. If you are a seller who wants to avoid closing complications, discussing Option 3 with your agent can remove the ambiguity entirely.

The Texas title commitment process will also surface survey issues during the option period, which is the right time to address them rather than the week before closing.

Selling in McKinney, Frisco, or Collin County? If your survey is from before 2018 and you have made any improvements since then, you may be better off ordering a new survey before you list. A $400 survey now is easier than a closing delay later. Grey Square can help you think through the timeline.

The deadline for delivering the survey and T-47 under Option 1 is set in your contract. Miss it, and the buyer can order a new survey and send you the bill. Make sure your agent has the old survey in hand before the closing period begins.

To understand how TREC's recent contract changes affect other parts of your transaction, including the option period and financing contingency, that post covers the Form 20-19 updates in full.

Frequently Asked Questions

How is the T-47 affidavit different from an actual survey?

The survey is the document created by a registered professional land surveyor (RPLS) that maps the property boundaries, structures, and easements. The T-47 affidavit is the seller's sworn statement that nothing has changed since the survey was conducted. The affidavit lets the existing survey stand in for a new one, but it does not replace the underlying survey document.

Does the T-47 need to be notarized in Texas?

Not anymore. The T-47.1 unsworn declaration, effective November 2024, allows sellers to sign the affidavit under penalty of perjury without a notary. The older T-47 form required notarization. Most closings in the Dallas area now use the T-47.1.

Who pays for a new survey if the existing one is rejected?

It depends on which Paragraph 6C option is in your contract. Under Option 1, the buyer pays if the title company or lender finds the existing survey unacceptable. The seller pays only if they fail to deliver the survey and T-47 on time, in which case the buyer may order a new survey at the seller's expense. Under Options 2 and 3, who pays is clear from the start.

How long does it take to get a new survey in the Dallas area?

A standard residential survey in DFW typically takes five to ten business days once ordered. During busy spring and summer markets, turnaround can stretch to two weeks. If a survey issue is going to delay your closing, finding out early gives you the most options.

How do I know if my existing survey is good enough to use at closing?

An experienced agent in Dallas will review your existing survey and flag anything likely to draw scrutiny from the title company or lender. If you have made improvements since the survey date, or if the survey is more than ten years old, have that conversation before going under contract rather than after.

The T-47 affidavit is one of those closing documents that looks routine until it is not. Getting the Paragraph 6C checkbox right before signing a contract, knowing what your existing survey shows, and understanding that the title company and lender evaluate surveys independently: these are the details that keep a Dallas closing on schedule.

If you are buying or selling in the DFW area and want to walk through your survey situation before you commit, reach out to Grey Square. This is exactly the kind of conversation that prevents a costly delay.

About Paul Blair

Paul Blair is a licensed real estate agent serving buyers and sellers across the Dallas-Fort Worth area. He holds Texas TREC license #9011505 and California DRE license #01792671. Grey Square is a boutique real estate brokerage focused on clear advice, honest pricing, and transactions that close on time. You can reach Paul at greysq.com.