Top 5 Reasons to Conduct an ALTA Land Survey Before Buying Property
Purchasing property, especially commercial real estate is a significant investment that requires careful due diligence. One crucial step in this process is conducting an ALTA land survey. Designed to provide a comprehensive understanding of a property’s boundaries, improvements, and legal risks, this specialized survey helps buyers make informed decisions and avoid costly surprises. Here are the top five reasons why an ALTA land survey should be a priority before closing on a property.
1. Verify Property Boundaries
An ALTA land survey ensures that property boundaries are accurately defined and documented. This clarity is essential for avoiding disputes with neighboring property owners over land use or encroachments. By verifying the exact location of boundary lines, you can ensure the property you’re purchasing aligns with your expectations and the legal description.
Boundary disputes can lead to lengthy and expensive legal battles. For instance, a commercial developer who unknowingly builds over a property line may face demolition orders or fines. An ALTA survey eliminates these risks by providing a detailed, certified map of the property’s boundaries. Learn more about managing property complexities to protect your investment.
2. Identify Easements and Restrictions
Easements and restrictions can significantly impact how you use a property. An ALTA land survey identifies all existing easements, such as utility rights-of-way or access agreements, that may limit your plans. For example:
A utility easement might prevent construction in a specific area.
A shared driveway agreement could affect property access.
Without this information, you might unknowingly purchase land with constraints that conflict with your intended use. The survey also highlights zoning and land-use restrictions to ensure the property complies with local regulations.
3. Reveal Encroachments
Encroachments occur when structures or improvements from adjacent properties extend onto the land you’re purchasing—or vice versa. These issues can complicate property transactions and lead to disputes. An ALTA survey provides a clear picture of any encroachments, helping you address them before finalizing the purchase.
For commercial properties, encroachments can affect site development plans or compliance with building codes. Addressing these issues early prevents costly modifications or delays in your project timeline.
4. Support Title Insurance Coverage
Title insurance is essential for protecting against legal claims related to property ownership. Lenders and title companies often require an ALTA land survey as part of the title insurance process. The survey provides the detailed information needed to identify potential risks, such as:
Overlapping property claims.
Discrepancies in legal descriptions.
Unrecorded easements or rights.
By conducting an ALTA survey, you can ensure your title insurance policy covers all relevant risks, giving you peace of mind during the transaction.
5. Facilitate Smooth Development Planning
If you’re planning to develop or improve the property, an ALTA land survey is a vital tool for avoiding legal and logistical challenges. The survey provides critical data on:
Existing structures and improvements.
Utility locations.
Compliance with setback requirements.
This information helps developers design projects that align with zoning laws and avoid potential conflicts. For example, knowing the precise location of underground utilities prevents damage during construction and ensures the project progresses smoothly.
The ALTA Land Survey Process
An ALTA land survey involves several steps, including:
Research and Documentation
Surveyors review historical records, title commitments, and prior surveys to gather relevant property data.On-Site Data Collection
Using advanced equipment, surveyors measure boundaries, identify improvements and document site conditions.Reporting and Certification
The results are compiled into a detailed survey map, certified by the surveyor, that outlines boundaries, easements, encroachments, and other key details.
Why Choose an ALTA Land Survey?
While other surveys provide basic property information, an ALTA land survey goes beyond the basics to offer comprehensive insights tailored to the needs of commercial real estate transactions. By addressing boundary issues, easements, encroachments, and zoning compliance, the survey helps buyers avoid risks and make confident decisions.
Investing in an ALTA survey is especially important for high-value transactions, where the stakes are higher, and the potential risks are more significant. Whether you’re purchasing land for development, investment, or business expansion, this survey is a small price to pay for the clarity and protection it provides.
