Buying & Decisions
Do I need a property survey before placing a shed in Texas?
Whether you need a new survey depends mostly on your city. Texas cities set their own shed setbacks, and several ask for a survey or site plan showing your property lines when you apply for a permit. If the shed will sit well inside your yard, an existing survey or plat plus clearly marked corners may be enough. If it will sit close to a line or an easement, a current survey is cheap protection against having to move it. Call your city's building or planning office before you pick a spot.
Why it matters
Setbacks are measured from your real property line, not from a fence or where the neighbor mows. City documents show how much the numbers vary: Burleson's accessory building form lists 3 feet from side and rear lines, while Waxahachie lists 5 feet from side lines and 3 feet from rear lines. If you guess where the line is and guess wrong, the shed may have to be moved.
Easements matter too. Burleson's form notes that structures may not encroach into easements, and Royse City asks for a site plan showing property lines, easements, and the proposed building's setbacks. Celina asks for a survey or plot plan showing the distance from the structure to all property lines. Because requirements differ from city to city, and rural properties outside city limits may have different rules, confirm locally before you order a shed or a survey.
Real examples
Shed in the middle of the yard
A shed set far from every line and clear of any known easement often needs only your existing survey or plat. Still ask your city whether a permit application wants a site plan.
Shed near the back fence
With only a few feet of room, measuring from a fence is risky. Fences are not always on the line, so a current survey or located corner pins tells you where the setback really starts.
Permit application asks for a plan
Some cities want a survey, plot plan, or site plan with dimensions to each property line. Ask the city what it accepts before you pay for a new drawing.
Common mistakes
- Trusting the fence as the property lineFences are often built off the line. Setbacks are measured from the legal boundary, so verify it before the shed is set.
- Ignoring easementsA spot that meets the setback can still sit inside an easement, which cities such as Burleson say structures may not encroach into. Check your plat or survey for easements.
- Assuming one city's rules apply everywhereSide and rear setbacks of 3 or 5 feet show up in different cities' documents, and some cities require more. Check the rules for your own city or county before choosing a location.
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