If you're involved in a commercial real estate transaction, you've likely encountered the term "ALTA survey." This comprehensive survey type is often required by lenders and title companies. Here's everything you need to know.
What is an ALTA Survey?
An ALTA/NSPS Land Title Survey is a detailed survey that meets specific standards established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It provides comprehensive information about a property's:
- Boundaries and corners
- Improvements (buildings, fences, driveways)
- Easements and rights-of-way
- Encroachments
- Access rights
- Zoning classification
- Flood zone status
The unified standards ensure that ALTA surveys are consistent nationwide, which is why they're accepted by title insurance companies and lenders across the country.
When Do You Need an ALTA Survey?
ALTA surveys are typically required or recommended for:
- Commercial property purchases – Lenders almost always require them
- Commercial refinancing – Updated surveys may be needed
- Commercial construction loans – To verify setbacks and buildable area
- Multi-family residential purchases – Apartment buildings, condos
- High-value residential transactions – Some luxury home sales
- Title insurance requirements – To remove survey exceptions from policies
ALTA Survey vs. Boundary Survey
| Feature | Boundary Survey | ALTA Survey |
|---|---|---|
| Property boundaries | Yes | Yes |
| Improvements shown | Sometimes | Required |
| Easement research | Basic | Comprehensive |
| Title commitment review | No | Required |
| Zoning information | No | Optional (Table A) |
| Flood zone | No | Optional (Table A) |
| National standards | Varies by state | Uniform nationwide |
| Typical cost | $600-$1,500 | $2,000-$5,000+ |
What's Included in an ALTA Survey
Standard Requirements
Every ALTA survey must show:
- All boundary lines with dimensions and bearings
- Location of main building(s) relative to boundaries
- Evidence of access to public right-of-way
- All recorded easements from title commitment
- Observable evidence of easements or utilities
- Location of cemeteries, if any
- Names of adjoining property owners (from records)
- Surveyor's certification with professional seal
Table A Optional Items
Clients can request additional items from "Table A," including:
- Item 1: Monuments placed at all corners
- Item 2: Address(es) of surveyed property
- Item 3: Flood zone designation
- Item 4: Gross land area
- Item 5: Vertical relief (contours or spot elevations)
- Item 6: Zoning information with setbacks
- Item 8: Building setback lines
- Item 11: Location of utilities
- Item 16: Evidence of earth moving or recent grading
- Item 19: Off-site easement information
Your lender or title company will specify which Table A items they require.
The ALTA Survey Process
- Engagement: Client provides title commitment, deed, and Table A requirements
- Research: Surveyor reviews title documents, easements, and recorded maps
- Field work: Comprehensive measurement of property and improvements
- Analysis: Compare findings with record documents, identify discrepancies
- Drafting: Prepare detailed survey map meeting ALTA standards
- Certification: Surveyor signs and seals the survey
- Delivery: Survey provided to client, lender, and title company
How Long Does an ALTA Survey Take?
Typical timeframes:
- Simple properties: 1-2 weeks
- Complex properties: 2-4 weeks
- Large commercial sites: 3-6 weeks
Rush services may be available for time-sensitive transactions at additional cost.
Why ALTA Surveys Matter for Title Insurance
Title insurance policies typically include a "survey exception" that excludes coverage for matters that would be revealed by a survey. An ALTA survey allows the title company to remove or limit this exception, providing you with better coverage for:
- Boundary line disputes
- Encroachments onto or from adjacent properties
- Easement violations
- Building setback violations
- Access issues
Without a current ALTA survey, you assume the risk of these potential issues.