If your lender or title company just told you that you need an ALTA survey before closing, you are not alone. An ALTA survey is one of the most common requirements in commercial real estate deals, but many buyers do not know what it is until they are already deep into the process.

What Is an ALTA Survey?

An ALTA survey is a detailed land survey used for commercial real estate transactions across the United States. It combines boundary measurements, title research, easement review, and site observations into one certified document. Lenders, title companies, and buyers use ALTA surveys to reduce risk before closing.

ALTA stands for the American Land Title Association. NSPS stands for the National Society of Professional Surveyors. Together, these groups created national standards that every ALTA survey must follow.

That means an ALTA survey completed in Columbus, Ohio follows the same rules as one completed in New York, Texas, or California.

This consistency is important because lenders, investors, and title companies want reliable information. They need to know the survey follows the same standards no matter where the property is located.

The ALTA/NSPS standards were updated in 2026 to improve reporting and make commercial survey information easier to understand.

What Does an ALTA Survey Show?

An ALTA survey shows property boundaries, buildings, easements, encroachments, utilities, and access points. It helps buyers, lenders, and title companies understand the legal and physical conditions of a property before closing.

An ALTA survey gives a full picture of the property instead of only showing boundary lines.

An ALTA survey usually includes:

• Property boundary lines
• Buildings and site improvements
• Easements and rights-of-way
• Encroachments crossing property lines
• Utility locations
• Driveways and access points
• Fences and visible site features
• Signs of shared use or occupancy
• Flood zone information (when requested)
• Zoning information (when requested)

The surveyor compares what exists on the property with the legal records connected to the land.

This process helps uncover problems before the sale closes.

How Is an ALTA Survey Different from a Boundary Survey?

A boundary survey mainly shows property lines. An ALTA survey goes further by including title research, easement review, encroachment analysis, and site observations needed for commercial real estate transactions.

Many buyers confuse ALTA surveys with standard property surveys.

A boundary survey focuses on identifying the edges of a property. It confirms where ownership begins and ends.

A location survey usually shows where buildings sit compared to the property lines. Residential lenders often require these for home purchases.

An ALTA survey includes both of those services and much more.

An ALTA survey may also include:

• Title commitment review
• Easement research
• Encroachment analysis
• Access verification
• Utility information
• Commercial title insurance requirements

Most commercial lenders require an ALTA survey because title insurance policies often exclude survey-related issues unless a current survey is provided.

Without an ALTA survey, a title policy may not cover:

• Boundary disputes
• Easement conflicts
• Encroachments
• Access problems
• Other land issues

That can create major financial risks for buyers and lenders.

Why Do Commercial Buyers Need an ALTA Survey?

Commercial buyers, lenders, developers, and investors often need an ALTA survey before closing. The survey helps identify risks, confirm property details, and meet title insurance and lending requirements.

Commercial properties usually involve larger investments and more legal risks than residential properties.

An ALTA survey can help uncover:

• Easement conflicts
• Shared driveways
• Boundary problems
• Utility issues
• Access concerns
• Encroachments from nearby properties

Real estate attorneys and title professionals often discover these issues during due diligence.

Buyers who commonly order ALTA surveys include:

• Commercial property buyers
• Developers
• Commercial lenders
• Investors
• Property owners refinancing commercial property
• Industrial property buyers
• Multifamily property buyers

In many commercial deals, title review and survey work happen at the same time to help identify problems early.

What Are Table A Items?

Table A items are optional services added to an ALTA survey. These items expand the survey and provide more detailed information based on the needs of the buyer, lender, or title company.

Not every commercial property needs the same level of detail.

That is why buyers can choose optional Table A items.

Common Table A items include:

• Flood zone classification
• Zoning information
• Parking counts
• Utility mapping
• Building measurements
• Address confirmation
• Access information
• Encroachment summary tables

The updated 2026 standards added more detailed encroachment reporting requirements.

Your lender, title company, attorney, and surveyor can help decide which Table A items fit your project.

How Much Does an ALTA Survey Cost?

The cost of an ALTA survey depends on the size of the property, the complexity of the site, and the Table A items requested. Larger and more complicated sites usually cost more because they require more fieldwork and research.

Typical ALTA survey costs:

• Simple commercial parcels: $2,500–$4,500
• Mid-size properties: $4,500–$8,000
• Large or multi-parcel sites: $8,000–$15,000+

Several things affect pricing, including:

• Property size
• Number of parcels
• Existing buildings
• Site conditions
• Research requirements
• Requested Table A items

Although the survey cost may seem high, it is usually much cheaper than dealing with a legal or boundary problem after closing.

How Long Does an ALTA Survey Take?

Most ALTA surveys take two to three weeks to complete. The timeline depends on the size of the property, title research requirements, weather, and the complexity of the site.

Typical turnaround times include:

• Two to three weeks for standard service
• Five to seven business days for rush service

Large commercial properties and sites with complicated records may take longer.

One of the most common reasons commercial closings get delayed is that the survey was ordered too late.

How Do You Order an ALTA Survey?

To order an ALTA survey, contact a licensed land surveyor and provide the property address, legal description, and title commitment. Ordering the survey early helps avoid delays during closing.

The title commitment is important because it contains the legal records the surveyor must review.

Information usually needed to start:

• Property address
• Legal description
• Title commitment
• Title company contact information
• Requested Table A items
• Closing deadline

The best time to order an ALTA survey is as soon as title work begins.

Starting early gives the surveyor enough time to complete research, fieldwork, drafting, and revisions before closing day.

Frequently Asked Questions

Is an ALTA survey required?

ALTA surveys are not required for every transaction, but most commercial lenders and title companies require them for commercial real estate deals.

How long is an ALTA survey valid?

There is no official expiration date, but lenders and title companies usually prefer a recent survey that reflects current site conditions.

Can an old ALTA survey be reused?

Sometimes. However, many lenders and title companies require an updated survey before closing.

Who pays for an ALTA survey?

In many commercial transactions, the buyer pays for the survey as part of the due diligence process.

What is the difference between an ALTA survey and a property survey?

A property survey usually focuses on property lines. An ALTA survey also includes title review, easement research, and commercial due diligence information.