"Texas, often referred to as the Lone Star State, is a thriving hub for economic growth and innovation, making it an attractive destination for commercial real estate investment." - Chris Evans

Commercial Land Surveys in Houston: Why ALTA/NSPS Surveys Are Essential for Development

Houston is one of the fastest-growing commercial hubs in the country. From medical complexes near the Texas Medical Center to distribution warehouses along I-10 and retail developments in The Woodlands, the demand for land continues to expand. But before deals close and construction begins, one critical step ensures that every square foot of land is fully understood: the ALTA/NSPS Land Title Survey.

Commercial land transactions in Houston carry unique challenges — flood zones, easements, oil and gas rights, and rapidly changing zoning conditions. ALTA surveys are the gold standard for addressing these issues, providing investors, lenders, and developers with the detail they need to move forward with confidence.

This blog explores what ALTA surveys are, why they’re so important in Houston’s market, how the process works, and what risks they help avoid.

What Is an ALTA/NSPS Land Title Survey?

An ALTA/NSPS Land Title Survey (commonly shortened to ALTA survey) is a specialized form of boundary survey designed for commercial real estate transactions. It was developed by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) to create a consistent standard nationwide.

Unlike a simple boundary survey, ALTA surveys combine property lines, easements, improvements, and title information into a single certified map. They’re considered the most comprehensive type of survey available for commercial real estate.

What ALTA Surveys Show

An ALTA survey in Houston typically includes:

• Boundary lines and legal descriptions tied to deeds and title records.

• Easements and rights-of-way (utility corridors, access routes, drainage).

• Encroachments by fences, structures, or utilities.

• Flood zone information from FEMA maps — critical in Houston.

• Zoning classifications and building setback lines.

• Improvements on the property such as buildings, pavement, or utilities.

• Access points like driveways and streets.

• Utility locations above and below ground.

• Surveyor’s certification for use by lenders, title insurers, and attorneys.

Why ALTA Surveys Are Critical for Houston Commercial Development

1. Floodplain Risks

Houston’s bayous and flat topography make floodplain mapping essential. ALTA surveys incorporate FEMA data to identify flood risks before deals close.

2. Oil and Gas Rights

In Texas, mineral rights can complicate surface development. ALTA surveys note easements or encumbrances tied to subsurface rights.

3. Complex Easement Networks

Commercial properties near Houston often include utility corridors, drainage channels, and access easements. ALTA surveys document them clearly.

4. Title Insurance Protection

Title companies require ALTA surveys to issue extended coverage policies for commercial real estate.

5. Lender Requirements

Most banks and lenders won’t finance Houston commercial projects without an ALTA survey.

The ALTA Survey Process in Houston

Step 1: Title Commitment Review

Surveyors review deeds, plats, and title commitments to identify legal descriptions and encumbrances.

Step 2: Field Surveying

Survey crews measure boundaries, improvements, and utilities using GPS, total stations, and sometimes drones.

Step 3: Data Integration

Findings are combined with title records to create one comprehensive document.

Step 4: Certification

The surveyor certifies the ALTA survey to the title company, lender, and client.

Common Issues Identified by ALTA Surveys in Houston

• Encroachments from neighboring properties.

• Drainage or floodplain encumbrances limiting development.

• Utility easements running through buildable areas.

• Inconsistent legal descriptions in title records.

• Outdated plats conflicting with current conditions.

ALTA Surveys vs. Other Commercial Surveys

• Boundary Surveys – Good for ownership but lack title integration.

• Topographic Surveys – Useful for design but don’t address title issues.

• Site Plan Surveys – Support permitting but not financing.

• ALTA Surveys – Comprehensive and lender-approved for commercial transactions.

Houston’s Market: Why ALTA Surveys Matter More Here

Houston’s rapid expansion makes ALTA surveys particularly valuable:

• Medical and office growth near downtown and the Energy Corridor.

• Warehousing and logistics expansion along I-10 and Beltway 8.

• Retail development in The Woodlands, Katy, and Sugar Land.

• Multi-family projects rising throughout Greater Houston.

Every one of these projects involves title, flood, and easement considerations that only an ALTA survey fully resolves.

Cost of ALTA Surveys in Houston

The cost of an ALTA survey depends on:

• Property size and complexity.

• Number of easements and encumbrances.

• Detail required by lenders and title companies.

On average, commercial ALTA surveys near Houston range from a few thousand dollars for small parcels to significantly more for multi-acre developments.

Why Investors Should Never Skip an ALTA Survey

• Protects against legal disputes.

• Confirms property value by revealing hidden risks.

• Satisfies lender and title company requirements.

• Prevents costly surprises during development.

• Provides peace of mind in one of the nation’s most dynamic real estate markets.

The Future of ALTA Surveys

Technology is making ALTA surveys even more powerful:

• Drone and LiDAR mapping for faster data collection.

• 3D modeling for better integration with design.

• GIS systems linking survey data with city and county records.

• Digital delivery streamlining approvals and financing.

For commercial real estate investors and developers in Houston, ALTA surveys are not optional—they’re essential. They provide the only complete picture of a property’s boundaries, easements, encumbrances, and risks.

In a fast-paced, high-value market like Greater Houston, skipping this step can lead to legal disputes, financial losses, or stalled projects. For lenders, title companies, and developers alike, ALTA surveys are the blueprint for secure, profitable growth.