If you have ever been involved in a commercial real estate deal, you may have heard someone mention an ALTA survey during the closing process. It sounds like a technical term, but the idea behind it is simple.

An ALTA survey is the most detailed type of land survey available. It gives lenders and title insurance companies a full picture of a property before a major transaction takes place. It does much more than measure property lines. It records everything that could affect who owns the land, how it can be used, and what it is worth.

What Does ALTA Stand For?

ALTA stands for the American Land Title Association. The survey standard is created together with the National Society of Professional Surveyors (NSPS).

These two groups wrote a set of national rules that every ALTA survey must follow, no matter which state the property is in. Most other survey types follow state rules, which can be different from place to place. An ALTA survey uses the same rules everywhere in the country. That matters to banks and title companies that handle deals in many different states.

What Does an ALTA Survey Include?

An ALTA survey includes everything in a standard boundary survey, plus a detailed look at easements, utility lines, encroachments, access points, flood zone status, and zoning. It follows national standards set by ALTA and NSPS and is required for most commercial real estate transactions.

A standard ALTA survey covers:

• The exact location of all property boundary lines
• All buildings and improvements on the property
• Easements and rights-of-way that cross or border the land
• Visible utility lines above and below ground
• Encroachments from or onto neighboring properties
• Driveways and road access points
• Parking areas and their dimensions
• Flood zone status from FEMA maps
• Zoning classification from the local government

The survey also identifies items found in the title commitment. A title commitment is a document the title company prepares before closing that lists known issues with the property. If that document mentions an easement or restriction, the ALTA survey shows exactly where it sits on the ground.

How Is an ALTA Survey Different From a Boundary Survey?

A boundary survey answers one question: where are the property lines? An ALTA survey starts with that same answer and then adds much more information on top of it.

A simple way to think about it: a boundary survey is the foundation. An ALTA survey is the whole building.

Feature	Boundary Survey	ALTA Survey
Property lines	Yes	Yes
Corner monuments	Yes	Yes
Easements shown	Sometimes	Always
Utility lines	No	Yes
Encroachments	Sometimes	Yes
Flood zone status	No	Yes
Zoning information	No	Yes
National standards	No	Yes
Typical use	Residential	Commercial

When Is an ALTA Survey Required?

An ALTA survey is required by lenders and title companies before closing on a commercial real estate purchase, refinance, or large development project. It is rarely needed for a standard home purchase but is standard in almost every commercial transaction.

Commercial Purchases and Refinancing

When a business or investor buys commercial property, the lender almost always requires an ALTA survey before approving the loan. The same is true when a commercial property is refinanced. The bank needs to know exactly what it is lending money against.

Before Title Insurance Is Issued

Title insurance protects the buyer and lender if a problem with the property’s ownership comes up after closing. Before a title company will issue this protection on commercial property, it needs the full documentation that only an ALTA survey provides.

Large Developments and National Lenders

Developers building apartment complexes or mixed-use projects often need an ALTA survey for permitting and financing. Banks that work across many states also require them because the national standards give a consistent, reliable document no matter where the property is.

Who Performs an ALTA Survey?

Only a licensed Professional Land Surveyor can perform an ALTA survey. The surveyor must follow the current ALTA/NSPS standards, and the version used must be listed on the face of the survey.

The title company usually gives the surveyor two things to work with: a copy of the title commitment and a list of specific items called Table A items. These are the extra details the lender or buyer wants included. Some are standard. Others are optional add-ons.

How Much Does an ALTA Survey Cost?

An ALTA survey for a smaller commercial property usually costs between $2,000 and $6,000. Larger or more complex sites can cost $10,000 or more depending on acreage, improvements, and the items requested.

ALTA surveys cost more than other surveys for a few clear reasons:

• More research. The surveyor must study title documents and easement records before going to the field.
• More fieldwork. Every building, utility line, and access point must be found and measured.
• Strict rules. Meeting the ALTA/NSPS standards takes more time in both the field and the office.
• Higher stakes. These surveys are used in high-value deals, and that responsibility is part of the fee.

For a commercial property worth hundreds of thousands or millions of dollars, the cost of an ALTA survey is a small price to pay for that level of detail and protection.

Frequently Asked Questions

Do I need an ALTA survey to buy a house? 

Usually not. Most home purchases use a standard boundary survey or an existing one already on file. ALTA surveys are for commercial deals. If you are buying a larger property or one with a commercial use, ask your lender whether one is required.

How long does an ALTA survey take? 

Most take two to four weeks after the order is placed. Properties with complicated easement histories or large acreage can take longer.

What are Table A items? 

Table A is a list of extra details that can be added to the survey. Examples include the location of parking spaces, underground utilities, or the square footage of buildings. Each item adds information and may add cost.

Can an ALTA survey replace a boundary survey? 

Yes. An ALTA survey meets or exceeds everything a boundary survey covers, so it works wherever a boundary survey is needed. But a basic boundary survey cannot be used in place of an ALTA survey for commercial loans or title insurance.