If you are buying commercial property in Dadeville, Alabama, or anywhere else for that matter, there is a good chance your lender or title company has mentioned an ALTA survey. And if this is your first time hearing that term, you are probably wondering what it means and why everyone seems to want one before the deal closes.

Here is everything you need to know about ALTA survey requirements explained in plain language, no jargon, no confusion.

What Is an ALTA Survey

ALTA stands for American Land Title Association. An ALTA survey is a highly detailed land survey that meets a specific set of national standards set jointly by the American Land Title Association and the National Society of Professional Surveyors.

Unlike a basic boundary survey, an ALTA survey goes much deeper. It documents not just the property boundaries but also easements, encroachments, improvements, utilities, access points, and anything else that could affect the use or value of the property.

It is the most comprehensive survey type available and is almost always required for commercial real estate transactions. If you are closing on a commercial property, there is a strong chance an ALTA land survey will be part of the process.

Why Lenders and Title Companies Require It

Lenders and title companies require an ALTA survey because they need to know exactly what they are dealing with before money changes hands.

A standard survey might tell you where the boundaries are. An ALTA survey tells the full story. It reveals whether there are any encroachments from neighboring properties, whether any easements run through the land, whether the improvements on the property actually sit within the legal boundaries, and whether there are any access issues that could affect how the property is used.

For a lender putting up millions of dollars, that level of detail is not optional. It is how they protect their investment. For a buyer, it is how you protect yours.

What ALTA Survey Standards Cover

The current ALTA survey standards were last updated in 2021. These standards define exactly what a professional land surveyor must research, measure, and document to produce a compliant ALTA survey.

At a minimum, every ALTA survey must include the following.

The surveyor must establish and document all boundary lines of the property. They must locate all improvements on the property, including buildings, parking areas, and structures. They must identify all easements that are listed in the title commitment and show them on the survey map. They must note any evidence of easements that are not listed but are visible on the property. They must document access to public roads. They must show utilities and any above ground utility lines that cross the property.

Beyond the basics, there is a list of optional items called Table A items that a buyer or lender can request. These include things like flood zone information, topographic data, parking counts, and more. Which Table A items are required will depend on your lender, your title company, and the specifics of the transaction.

How an ALTA Survey Differs From a Regular Boundary Survey

A lot of people assume a boundary survey and an ALTA survey are basically the same thing. They are not.

A boundary survey in Dadeville, Alabama identifies where your property lines are. That is its main job. It is perfectly suitable for residential purchases, fence projects, and basic land transactions.

An ALTA survey does all of that and much more. It is held to a stricter national standard, requires more research, more fieldwork, and more documentation. It also requires the surveyor to review the title commitment, which means they are working in coordination with the title company to make sure everything lines up.

The result is a document that satisfies not just local requirements but national standards that lenders and title insurers across the country recognize and trust.

How Long Does an ALTA Survey Take 

The timeline for an ALTA survey depends on the complexity of the property and how quickly the title commitment is available for the surveyor to review.

For most commercial properties, you can expect the process to take anywhere from two to four weeks. Larger or more complex properties may take longer. If you are working toward a specific closing date, it is important to order the survey as early in the transaction as possible.

Rushing an ALTA survey is never a good idea. The level of detail required means the surveyor needs adequate time to do the research and fieldwork properly. Cutting corners on time almost always means missing something important.

What to Look for in a Professional Land Surveyor for an ALTA Survey

Not every surveyor is equipped to handle an ALTA survey. You need someone with specific experience in commercial surveying and a solid understanding of the current ALTA standards.

When you are looking for a professional land surveyor for an ALTA survey, here is what to look for.

Make sure they are licensed. Verify that they have experience completing ALTA surveys specifically, not just general boundary work. Ask whether they are familiar with the 2021 ALTA standards. Confirm that they have a process for coordinating with your title company. And make sure they can meet your closing timeline before you commit.

A surveyor who does ALTA work regularly will ask the right questions upfront and flag any potential issues early so nothing comes as a surprise at closing.