What is an ALTA Survey?
A comprehensive guide to understanding ALTA surveys, their requirements, and why they're essential for commercial real estate transactions.
Get Your ALTA Survey QuoteALTA Survey Definition
An ALTA Survey (American Land Title Association Survey) is a comprehensive boundary survey that meets specific standards established jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).
ALTA surveys provide detailed information about property boundaries, improvements, easements, and potential encroachments. They are designed to satisfy the needs of lenders, title companies, and property owners in commercial real estate transactions by identifying issues that could affect property ownership or value.
Unlike basic boundary surveys, ALTA surveys follow standardized requirements that ensure consistency and completeness across different surveyors and geographic locations.
When is an ALTA Survey Required?
Commercial Transactions
- • Commercial property purchases
- • Industrial property acquisitions
- • Multi-family property sales
- • Development land purchases
- • Investment property transactions
Financing Requirements
- • Commercial loan applications
- • Refinancing existing properties
- • Construction loan requirements
- • SBA loan applications
- • Investment property financing
Important Note:
While ALTA surveys are typically required for commercial properties, some lenders may require them for high-value residential properties or complex residential transactions as well.
What's Included in a Standard ALTA Survey?
Boundary Information
Precise location and marking of all property boundaries based on recorded deeds and legal descriptions.
Improvements and Structures
Location and dimensions of all buildings, structures, driveways, sidewalks, and other improvements on the property.
Easements and Rights of Way
Documentation of utility easements, access rights, and other recorded encumbrances affecting the property.
Encroachments
Identification of any structures or improvements that cross property boundaries in either direction.
Access and Parking
Documentation of vehicular and pedestrian access to the property from public roads.
Table A Optional Items
In addition to the standard survey requirements, clients can request specific "Table A" optional items to meet their particular needs:
Utilities
Location of water, sewer, electric, gas, and telecommunications services
Wetlands
Delineation of wetlands and environmentally sensitive areas
Flood Zones
FEMA flood zone certification and elevation information
Topography
Elevation contours and topographic mapping
Underground Utilities
Location of underground utility lines and infrastructure
Other Improvements
Additional structures, landscaping, or site features
Choosing Table A Items
The specific Table A items you need depend on your lender requirements, intended property use, and transaction type. Your surveyor can help you determine which items are necessary for your specific situation.
ALTA Survey Timeline
Initial Review
1-2 days for document review and field work planning
Field Work
3-7 days for boundary measurements and data collection
Data Processing
5-10 days for calculations and drawing preparation
Final Delivery
2-4 weeks total completion time
🚀 Rush Services Available
Need your survey faster? Many surveyors offer rush services with completion in 1-2 weeks for additional fees.
⏱️ Factors Affecting Timeline
Property size, complexity, weather conditions, and Table A items can all impact the final timeline.
ALTA Survey Cost Factors
ALTA survey costs typically range from $2,000 to $10,000+ depending on several factors:
Primary Cost Factors
- SIZE Property acreage and boundary complexity
- LOCATION Geographic region and local market rates
- ACCESS Site accessibility and terrain difficulty
- RECORDS Availability and quality of existing survey records
Additional Cost Items
- TABLE A Optional items add $500-$3,000+ each
- RUSH Expedited service typically adds 25-50%
- TRAVEL Remote locations may include travel costs
- RESEARCH Extensive title research for complex properties
💡 Cost Saving Tip
Getting multiple quotes through our platform helps ensure competitive pricing. Surveyors know they're competing for your business, which often results in better rates and service.
Benefits of an ALTA Survey
Risk Mitigation
Identifies potential boundary disputes, encroachments, and access issues before they become problems.
Title Insurance
Meets lender and title company requirements, often reducing title insurance premiums.
Property Value
Accurate boundary information helps establish true property value and developable area.
Compliance
Ensures compliance with zoning requirements and building setback regulations.
Due Diligence
Provides comprehensive information for informed decision-making in property transactions.
Development Planning
Essential for site planning, construction, and future development projects.
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