What Is an ALTA Land Title Survey and When Do You Need One?

An ALTA land title survey is a detailed property survey commonly used in commercial real estate transactions. It follows standards created by the American Land Title Association and the National Society of Professional Surveyors. These standards help lenders, buyers, attorneys, title companies, and property owners understand important details about a property before a transaction is completed.

Unlike a basic property survey, an ALTA survey provides a more complete view of the land and its legal boundaries. It may identify boundary lines, buildings, access points, easements, rights-of-way, utilities, encroachments, and other conditions that could affect ownership or future development.

What Does an ALTA Survey Include?

An ALTA land title survey typically shows the legal boundaries of a property and the location of visible improvements. Depending on the project, it may include buildings, parking areas, fences, roads, utilities, and access points.

The surveyor also reviews the title commitment and compares the legal documents with the physical conditions found on the property. This can help identify issues such as a fence crossing a boundary line, a shared driveway, or an easement that limits how part of the property may be used.

Additional items may be requested through what is known as Table A. These optional items can include zoning information, flood zone classifications, utility locations, building heights, parking counts, and other details needed for a specific transaction.

When Is an ALTA Survey Needed?

ALTA surveys are most often requested during commercial property purchases, refinancing, development projects, or major ownership changes. A lender may require one before approving financing because the survey helps confirm the condition and legal status of the property.

Buyers may also request an ALTA survey to reduce risk before closing. Discovering an access issue, encroachment, or easement after purchasing the property can lead to delays, added costs, or legal problems.

Developers can use the survey to better understand the site before planning construction. Attorneys and title companies may rely on it when reviewing exceptions listed in the title commitment.

Why Coordination Matters

An ALTA survey involves several parties, including the surveyor, title company, lender, buyer, seller, and attorneys. Missing documents or unclear requirements can slow the process.

Strong survey coordination helps confirm that the correct title documents are available, the requested Table A items are clearly identified, and deadlines are communicated. It also helps reduce last-minute changes before closing.

Pixis supports ALTA land title survey coordination by helping manage the details and communication involved in the process. This allows transaction teams to stay informed, address potential issues earlier, and move toward closing with greater confidence.

When a commercial property transaction involves financing, development, or complex title conditions, an ALTA land title survey can provide valuable clarity and help protect everyone involved.