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The Complete Guide to Commercial Land Surveys and ALTA Surveys

Commercial real estate is one of the most significant investments a person or company can make. Whether you are purchasing a new office building, developing a retail center, or refinancing an existing property, understanding the land beneath the structure is just as important as analyzing financial returns. This is where commercial land surveys—and more specifically ALTA/NSPS Land Title Surveys—play a crucial role.

A commercial land survey provides an accurate representation of a property’s boundaries, easements, improvements, and potential encumbrances. Without this level of detail, investors, lenders, and developers expose themselves to serious risks ranging from boundary disputes to title defects. ALTA surveys, in particular, set the gold standard for due diligence in commercial transactions.

This guide will break down everything you need to know about commercial land surveys and ALTA surveys: what they are, why they matter, the process, and how they impact real estate transactions.

What Is a Commercial Land Survey?

A commercial land survey is a professional assessment of a property used for business or investment purposes. Unlike residential surveys, which may focus primarily on boundaries and improvements for homeowners, commercial surveys are designed for complex transactions involving multiple stakeholders—buyers, sellers, title companies, lenders, attorneys, and developers.

Key features of a commercial land survey include:

• Property boundaries: The exact lines of ownership.

• Easements: Rights granted to third parties, such as utility companies.

• Encroachments: Situations where structures cross boundary lines.

• Improvements: Buildings, parking lots, fences, or other permanent features.

• Zoning compliance: Verification that land use complies with municipal codes.

Because commercial properties often involve large financial transactions, accuracy and detail are critical.

What Is an ALTA Survey?

An ALTA/NSPS Land Title Survey is the most comprehensive type of commercial survey. “ALTA” refers to the American Land Title Association, and “NSPS” refers to the National Society of Professional Surveyors. Together, these organizations created a uniform set of survey standards that ensure consistency and reliability across the United States.

An ALTA survey includes all elements of a commercial land survey plus additional requirements designed to satisfy the needs of title companies and lenders. The purpose is to reveal anything that could affect ownership rights or the value of the property.

Core Components of an ALTA Survey:

1. Boundary lines with precision verified against legal descriptions.

2. Easements and rights-of-way documented in title commitments.

3. Encroachments and overlaps with neighboring parcels.

4. Flood zone classification per FEMA maps.

5. Access and legal ingress/egress for vehicles and pedestrians.

6. Improvements and utilities located on the site.

7. Zoning information and setbacks (when requested).

8. Surveyor’s certification meeting ALTA/NSPS standards.

Because ALTA surveys are highly detailed, they are considered the gold standard for commercial real estate due diligence.

Why Lenders and Title Companies Require ALTA Surveys

Most commercial real estate deals involve financing. Lenders want to protect their investment by ensuring the property has no hidden risks. Title companies need to confirm that ownership can be transferred free of defects.

Without an ALTA survey, the following issues may go unnoticed:

• A neighboring building encroaches across the boundary.

• A utility easement runs directly through the property’s main parking area.

• A legal access point is missing, limiting entry to the site.

• Setback violations exist that prevent planned improvements.

By providing a complete snapshot of the property, ALTA surveys reduce uncertainty and prevent disputes after closing.

The ALTA Survey Process: Step by Step

1. Order the Title Commitment

The surveyor begins with the preliminary title report, which lists recorded easements, rights-of-way, and encumbrances. This ensures the survey addresses all potential issues.

2. Research and Records Review

Surveyors gather existing plats, deeds, subdivision maps, and utility records.

3. Fieldwork and Measurements

The surveyor visits the site to collect physical measurements with GPS and robotic instruments. Boundaries, improvements, and topographic features are recorded.

4. Drafting the Survey

Data is translated into a professional survey map showing boundaries, improvements, and all items required by ALTA/NSPS standards.

5. Certification and Delivery

The surveyor certifies the map to the title company, lender, and client, ensuring it meets national standards.

Table A: Optional Survey Responsibilities

One unique feature of ALTA surveys is “Table A,” a list of optional items that can be requested by the client, lender, or title company. Examples include:

• Topographic information (elevations, contours).

• Building dimensions and square footage.

• Location of underground utilities (when marked).

• Parking counts and striping.

• Floodplain designations.

Selecting the right Table A items makes the survey more useful for development planning and compliance.

Common Issues Revealed by ALTA Surveys

1. Encroachments – For example, a neighboring fence extends into the property.

2. Easements conflicts – A utility easement restricts planned construction.

3. Access limitations – Driveway entrances may not be legally recognized.

4. Title defects – Recorded documents show unresolved ownership rights.

5. Zoning noncompliance – Buildings or improvements may not meet setback rules.

Identifying these issues before closing protects buyers from costly surprises.

ALTA Surveys vs. Boundary Surveys

While both surveys determine property boundaries, their purpose and scope are different:

• Boundary Survey: Primarily for property owners or small transactions; identifies property lines and improvements.

• ALTA Survey: Required for commercial transactions with lenders and title insurers; includes much more detail and standardized reporting.

Think of a boundary survey as a basic checkup, while an ALTA survey is a full diagnostic exam.

The Cost of ALTA Surveys

The cost of an ALTA survey depends on:

• Property size – Larger parcels require more fieldwork.

• Complexity – Urban sites with multiple easements cost more than vacant lots.

• Requested Table A items – More detail means higher cost.

• Timeline – Expedited surveys may carry premium fees.

On average, ALTA surveys range from a few thousand dollars for smaller sites to tens of thousands for large commercial developments.

Why ALTA Surveys Are Essential in Commercial Real Estate

For Buyers:

• Confirms what you are purchasing.

• Avoids disputes with neighbors.

• Provides leverage for negotiations.

For Lenders:

• Protects against lending on encumbered property.

• Ensures collateral has legal access.

For Title Companies:

• Helps insure clean transfer of ownership.

• Reduces liability for overlooked easements.

For Developers:

• Identifies constraints before design begins.

• Ensures compliance with zoning and code.

ALTA Surveys in Texas: A Closer Look

In states like Texas, commercial land development is booming, and ALTA surveys are often required for major projects. Cities such as Houston, Dallas, Austin, and San Antonio see constant demand for accurate surveys as businesses expand and investors move into new markets.

Texas-specific considerations include:

• Floodplains: Many areas require FEMA flood zone data.

• Oil & gas easements: Energy-related encumbrances are common.

• Rapid growth: Development timelines demand quick, accurate surveys.

Working with a surveyor experienced in Texas regulations ensures compliance and efficiency.

Choosing the Right Surveyor

Not all surveyors have the experience required for complex commercial work. When hiring a professional for an ALTA survey, consider:

• Licensing: Verify state licensure.

• Experience: Look for commercial and ALTA-specific experience.

• Technology: Modern GPS and CAD systems ensure accuracy.

• Reputation: Reviews and references from title companies matter.

The Future of ALTA Surveys

Technology is rapidly improving the speed and accuracy of land surveys. Drones, 3D scanning, and GIS mapping are making surveys more efficient and detailed. However, the need for certified, licensed surveyors remains unchanged—human expertise is still critical for interpreting legal descriptions and applying ALTA standards.

Commercial land surveys—and especially ALTA/NSPS Land Title Surveys—are not just a formality. They are the foundation of safe, secure, and successful real estate transactions. By revealing critical information about property boundaries, easements, access, and improvements, these surveys protect buyers, lenders, and title companies from unforeseen risks.

In today’s fast-paced real estate market, where multimillion-dollar investments hinge on accurate information, the importance of ALTA surveys cannot be overstated. Whether you are purchasing, developing, or refinancing commercial property, an ALTA survey ensures you move forward with confidence.