ALTA land surveys are a type of due diligence commonly used in commercial real estate transactions. They are performed to gather comprehensive data about a property so that buyers, lenders, and title companies can make informed financial and legal decisions.
ALTA surveys differ from standard boundary or location surveys because they follow strict national standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). Due to their detailed scope and standardized format, ALTA surveys are considered the gold standard in land surveying for commercial properties.
What is an ALTA Survey?
ALTA stands for American Land Title Association.
An ALTA survey is a detailed land survey prepared according to ALTA/NSPS standards. It provides accurate information about property boundaries, improvements, easements, rights-of-way, access points, and other matters affecting title.
The ALTA survey typically includes detailed information about:
- Property boundary lines and dimensions
- Location of buildings, fences, utilities, and other improvements
- Access roads and points of entry
- Topographic features (if requested)
- Easements, rights-of-way, and encroachments
- Flood zone classification (if required)
- Zoning information (if applicable)
ALTA surveys are important because they help identify potential legal or physical issues that may affect property ownership or development. They are commonly required for commercial property purchases, refinancing, and development planning.
An ALTA survey must be conducted by a licensed professional land surveyor. The surveyor uses advanced instruments such as total stations, GPS equipment, and public record research to collect and verify data.
Why is an ALTA Survey Required?
ALTA surveys are typically required by lenders and title insurance companies during commercial real estate transactions. The survey allows the lender to assess risk and ensures that the title policy accurately reflects property conditions.
The survey also helps buyers and sellers resolve boundary disputes, identify encroachments, and verify legal access before closing a transaction.
Steps Involved in an ALTA Survey
- Boundary Investigation: Surveying property corners and verifying legal descriptions.
- Easement Identification: Locating recorded easements and rights-of-way.
- Improvement Survey: Measuring and plotting buildings, structures, and utilities.
- Encroachment Analysis: Identifying overlaps or boundary conflicts.
- Flood Zone Verification: Determining floodplain status (if required).
- Zoning & Special District Review: Checking zoning classification and jurisdictional boundaries.
- Preparation of Final ALTA Plat: Delivering a certified survey map meeting ALTA/NSPS standards.
When Do You Need an ALTA Survey?
An ALTA survey is typically requested in the following situations:
- Commercial property purchase or sale
- Refinancing or mortgage approval
- Title insurance issuance
- Large-scale property development
- Resolution of boundary or encroachment disputes
Financial institutions, title companies, real estate attorneys, buyers, and sellers may request an ALTA survey. It is especially common in commercial real estate transactions where detailed due diligence is required.