"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

Why ALTA/NSPS Land Title Surveys Are Critical for Commercial Real Estate in Texas

When it comes to commercial real estate transactions in Texas, there's no room for uncertainty. Whether you're buying, refinancing, or developing a property, you need a clear, detailed understanding of the land—and how it can legally be used. That’s where an ALTA/NSPS Land Title Survey comes in.

This high-level survey is the gold standard in commercial transactions and is often required by title companies, lenders, and legal teams. In this guide, we'll walk through what an ALTA survey is, when it's required, and why working with experienced professionals like South Texas Surveying makes all the difference.

What Is an ALTA/NSPS Survey?

An ALTA/NSPS Land Title Survey is a specialized type of boundary survey developed by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It provides a detailed, standardized review of a property's boundaries, improvements, easements, rights-of-way, and other elements that could affect title and future development.

Unlike basic boundary surveys, ALTA surveys are created to satisfy the strict requirements of lenders, title companies, attorneys, and investors involved in high-value transactions.

What Does an ALTA Survey Include?

An ALTA survey includes all the elements of a traditional boundary survey, plus additional detail required by stakeholders. Key components typically include:

• Legal boundary lines and property corners

• Building locations and setbacks

• Easements (utility, drainage, access, etc.)

• Rights-of-way and encroachments

• Fences, walls, driveways, and access points

• Zoning classification and flood zone data

• Parking lots, signage, utilities, and other site improvements

• Title commitment exceptions and Schedule B items plotted on the map

The surveyor will also work closely with the title company to ensure any title exceptions are addressed on the final plat.

When Is an ALTA Survey Required?

ALTA surveys are typically required for:

• Commercial property acquisitions

• Refinancing of commercial loans

• New commercial construction projects

• Multi-tenant retail, office, or industrial properties

• Land purchases with complex zoning or easement history

Because commercial properties often have more legal and physical complexities than residential ones, an ALTA survey helps ensure there are no surprises that could delay closing or cause legal issues later.

Why ALTA Surveys Matter in Texas

In fast-developing Texas markets like Houston, Conroe, and Montgomery County, land is often subdivided, developed, or rezoned rapidly. This creates opportunities—but also risk. Here’s why ALTA surveys are especially valuable in Texas:

Complex Zoning and Title Issues

Rapid growth brings complicated zoning overlays, utility corridors, and municipal requirements. An ALTA survey documents everything a title company or lender needs to assess risk.

Encroachment Risks

Older properties may have outdated records or informal usage agreements. ALTA surveys identify structures or features that may violate setbacks or encroach on neighboring land.

Due Diligence for Developers

Before breaking ground on commercial development, developers need complete data to plan drainage, utilities, access points, and compliance with zoning ordinances.

How the ALTA Survey Process Works

1. Order the Title Commitment – You’ll need to provide a current title commitment (Schedule A and B) so the surveyor can plot easements and exceptions.

2. Define Table A Items – ALTA surveys include an optional checklist (Table A) for additional details, such as zoning info, parking space counts, or building heights.

3. Schedule the Field Survey – Our team conducts on-site measurements, using advanced GPS and total station equipment to ensure precision.

4. Deliver a Signed & Sealed Survey Plat – You’ll receive a detailed, signed ALTA plat ready for legal review, lender approval, and title underwriting.

Why Choose South Texas Surveying for ALTA Surveys

We specialize in delivering ALTA/NSPS Land Title Surveys across Houston and surrounding areas. Our team works closely with title companies, lenders, attorneys, and developers to ensure:

• Timely delivery under tight closing deadlines

• Compliance with ALTA/NSPS standards

• Clear, reliable documentation

• Fast communication and professional service

We’ve completed ALTA surveys for retail centers, office parks, industrial facilities, and mixed-use developments—each tailored to the exact requirements of the deal.

Final Thoughts: Don’t Close Without It

An ALTA/NSPS Land Title Survey isn’t just a formality—it’s a critical part of protecting your commercial investment. From boundary issues to title defects, an accurate survey can reveal problems early, avoid costly legal disputes, and help you move forward with full confidence.

If you're working on a commercial real estate transaction in Texas, contact South Texas Surveying today to schedule an ALTA survey tailored to your project’s needs.