Survey Exceptions in Texas Commercial Real Estate: What Every Buyer Should Know
boehm / August 20, 2026
What Does "Shortages In Area" Actually Mean?
In the Texas commercial real estate industry, I often have clients ask me, “What does this part of the contract mean when it talks about ‘shortages in area’ related to the survey?”
It is a fair question. Ask 10 licensed Texas real estate agents and you may get 10 different explanations. The language sounds complicated, but the concept is easier to understand when we put it in plain English.
Quick Take: Understanding the Survey Exception
A Texas commercial real estate title commitment typically includes a standard survey exception in Schedule B. It addresses physical property issues that a survey may reveal, including:
- Discrepancies or boundary conflicts
- Shortages in area
- Encroachments
- Overlapping improvements
In simple terms, the title company is limiting coverage for certain conditions it cannot verify without an acceptable survey. The title commitment tells you what is in the public record. The survey helps show what is actually happening on the ground.
What Changes When You Provide a Survey?
Once the title company receives an acceptable survey and its requirements are met, it may amend the standard survey exception. The amended exception commonly retains “shortages in area.” This means the title company generally does not guarantee the property’s exact acreage or square footage.
However, an acceptable survey may allow broader coverage for other survey-related matters. There is one important distinction: an amended survey exception does not mean everything on the survey is automatically insured. If the survey identifies an easement, encroachment, right-of-way, or another concern, that item may still appear as a specific exception in Schedule B.
Instead of only asking, “Was the survey exception amended?” buyers should also ask, “What specifically remains excepted from coverage?”
Why Does This Matter for Commercial Buyers?
In commercial real estate, a few feet can matter. Boundary lines, easements, or access issues can affect parking, buildings, utilities, expansion plans, and future development. This is especially important when buying commercial land throughout Boerne and the Texas Hill Country.
The goal is not simply to confirm how many acres you are buying. It is to understand whether the property works for your intended use.
The Bottom Line
A survey is more than another item on the closing checklist. It helps buyers understand the physical property and identify issues before closing.
At Boehm Commercial Group, we help commercial buyers ask the right questions and coordinate due diligence with the appropriate professionals. Legal and title coverage questions should always be confirmed with the title company and qualified Texas real estate counsel.
Good due diligence is about understanding what you are buying before you buy it.
Call Us: 830-216-6232
Visit Us: www.TX-CRE.com
Email Us: Office@glenboehm.com
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