Not every property survey provides the same information.
Two terms that often come up during real estate transactions are boundary survey and ALTA survey. While both can provide important information about a property, they typically serve different purposes.
Understanding the difference can help property owners, buyers, developers, lenders, and other professionals determine what type of survey may be needed.
What Is a Boundary Survey?
A boundary survey is primarily used to establish or confirm the legal boundary lines of a property.
A licensed surveyor researches available property records and performs fieldwork to identify the location of the property's boundaries.
Depending on the project, a boundary survey may help identify:
Property lines
Property corners
Fences near boundary lines
Buildings or improvements near boundaries
Possible encroachments
Boundary information can be useful before purchasing property, constructing improvements, installing fencing, developing land, or resolving questions about neighboring properties.
What Is an ALTA Survey?
An ALTA/NSPS Land Title Survey is generally more detailed and is frequently used during commercial real estate transactions.
In addition to establishing property boundaries, an ALTA survey can include information related to title documents and physical features located on the property.
Depending on the requirements of the transaction, the survey may show easements, rights-of-way, access points, utilities, buildings, encroachments, and other improvements.
Because of this additional detail, ALTA surveys are commonly reviewed by lenders, title companies, attorneys, buyers, and commercial real estate professionals.
What Is the Main Difference?
The biggest difference is usually the amount and type of information required.
A boundary survey primarily focuses on determining where a property begins and ends.
An ALTA survey combines boundary information with additional property and title-related details that may be important during a commercial real estate transaction.
That makes an ALTA survey a more comprehensive due diligence document.
Which Survey Is Needed?
The answer depends on the property and the purpose of the survey.
A boundary survey may be appropriate when the primary concern is identifying property lines or evaluating improvements located near those lines.
An ALTA survey may be needed when a commercial property is being purchased, financed, developed, or insured and multiple parties require detailed information about the property.
Lenders and title companies may also have specific survey requirements that need to be addressed before closing.
Why Survey Coordination Matters
Determining the correct type of survey is only one part of the process.
Commercial transactions can involve title commitments, legal descriptions, lender requirements, surveyors, attorneys, buyers, and other stakeholders. Keeping those requirements organized can help prevent unnecessary confusion or delays.
Survey coordination helps bring those pieces together so the surveyor understands what information is needed and the parties involved receive the appropriate documentation.
Making the Right Choice
Boundary surveys and ALTA surveys both provide valuable property information, but they are designed for different situations.
Understanding the purpose of each survey can make it easier to determine what information is needed before moving forward with a property transaction or development project.
For commercial real estate projects requiring an ALTA survey, Pixis can assist with ALTA land survey coordination throughout the process.
