Commercial real estate transactions involve more than simply buying land or buildings. Buyers also need to understand property boundaries, easements, access rights, and possible legal issues that may affect the property later. That is where an ALTA survey becomes important. 

For many buyers, the survey provides the first complete look at what truly exists on the land. It can reveal problems that may not appear in title paperwork, online listings, or legal descriptions.

In South Florida, commercial properties may involve flood zones, waterfront access, shared driveways, older developments, and drainage concerns. Because of this, understanding an ALTA survey can help buyers avoid expensive surprises later.

What Is an ALTA Survey?

An ALTA survey is a detailed commercial property survey that helps buyers, lenders, and title companies identify boundaries, easements, utilities, access rights, and possible land issues before closing on a property.

Unlike a simple boundary survey, an ALTA survey combines:

• field measurements
• title research
• easement review
• mapping of improvements
• access verification

The survey follows standards created by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).

Its purpose is to give everyone involved in the transaction a clearer understanding of the property before money changes hands. In many commercial transactions, the survey becomes one of the key documents used to evaluate risk before closing. 

An ALTA survey may identify:

• property boundaries
• buildings and structures
• utility easements
• access roads
• parking areas
• fences
• rights-of-way
• visible improvements
• encroachments

Because commercial real estate deals often involve larger financial and legal risks, many lenders and title companies require an ALTA survey before approving financing or issuing title insurance.

What Does “ALTA” Mean?

“ALTA” stands for the American Land Title Association.

The organization works together with the National Society of Professional Surveyors to create the standards used for ALTA/NSPS Land Title Surveys.

These standards help keep commercial real estate transactions more consistent. Buyers, lenders, attorneys, and title companies know what information should be included in the survey and what level of detail to expect.

This becomes especially important for:

• office buildings
• shopping centers
• apartment developments
• industrial sites
• redevelopment projects

Why ALTA Surveys Matter 

ALTA surveys are especially important because many commercial properties involve flood zones, shared access areas, older development records, and waterfront conditions that can create legal or construction problems later.

An ALTA survey helps identify these concerns before closing.

Flood Zones and Drainage Concerns

Many properties are located near flood-prone areas, canals, seawalls, or stormwater systems.

An ALTA survey may help identify:

• drainage easements
• flood-related concerns
• utility access areas
• restrictions that affect future building plans

This is especially important for:

• waterfront properties
• marina developments
• canal-front commercial land
• low-lying redevelopment sites

Older Commercial Properties

Some properties were developed decades ago. Over time, improvements may have changed without updated records being properly filed.

For example:

• parking lots may cross property lines
• fences may sit in the wrong location
• utility lines may overlap neighboring parcels
• sidewalks or driveways may extend beyond legal boundaries

An ALTA survey can help uncover these issues before they become expensive problems.

Shared Access and Easements

Some commercial properties share:

• driveways
• parking lots
• entrances
• access roads

A buyer may assume these areas are fully included with the property, only to discover later that easements or shared-use agreements limit ownership rights.

An ALTA survey helps clarify how the property can legally be used.

What Is the Difference Between an ALTA Survey and a Boundary Survey?

An ALTA survey provides much more detail than a standard boundary survey.

A boundary survey mainly focuses on locating property lines. An ALTA survey also reviews easements, utilities, improvements, access rights, and title-related matters commonly involved in commercial real estate transactions.

Many buyers confuse the two, especially during commercial property purchases. The easiest way to understand the difference is to compare what each survey typically includes. 

Because of the added detail, ALTA surveys are more commonly used for commercial real estate transactions.

When Is an ALTA Survey Needed?

Buyers often request an ALTA survey during commercial property purchases, refinancing, redevelopment projects, or lender-required transactions.

An ALTA survey is commonly used for:

• office building purchases
• retail center transactions
• industrial property sales
• apartment developments
• refinancing deals
• redevelopment projects
• title insurance reviews

Even when it is not required, many buyers still order an ALTA survey to reduce risk before investing in the property.

What Problems Can an ALTA Survey Reveal?

An ALTA survey can reveal property issues that may not appear in legal documents alone. Common findings include encroachments, utility easements, parking conflicts, access disputes, and improvements crossing property lines.

Finding these problems early can help buyers avoid delays, disputes, and unexpected expenses later.

An ALTA survey may uncover:

• encroachments from neighboring properties
• shared driveway conflicts
• parking shortages
• utility easements limiting buildable areas
• setback violations
• fences crossing property lines
• overlapping improvements
• title inconsistencies
• access limitations

In some cases, identifying these issues before closing can save buyers significant legal and construction costs.

How Long Does an ALTA Survey Take?

The timeline depends on:

• property size
• title research
• easement review
• site complexity
• availability of records

Some ALTA surveys may take one to two weeks, while larger or more complex properties may require additional time.

Waterfront sites, older developments, and multi-parcel properties often involve more research and fieldwork.

Because of this, buyers should avoid waiting until the last minute to request the survey.

What Documents Are Needed for an ALTA Survey?

Surveyors usually request several documents before starting the project.

These may include:

• title commitments
• legal descriptions
• prior surveys
• deed records
• zoning information
• lender requirements
• easement documents
• Table A requests

Providing these documents early often helps reduce delays during the process.

What Are Table A Items?

Table A items are optional survey details that buyers, lenders, or title companies can request depending on the property and the transaction.

These optional items allow the survey to be customized based on potential risks and future development plans.

Examples may include:

• parking counts
• utility details
• flood zone information
• building dimensions
• access details
• additional site improvements

In Fort Lauderdale, certain Table A items may become especially important because of flood risks, waterfront conditions, and shared access concerns.

Frequently Asked Questions

Is an ALTA survey required for commercial property?

Not always, but many lenders and title companies require an ALTA survey before approving financing or issuing title insurance for commercial real estate transactions.

What is included in an ALTA survey?

An ALTA survey may include property boundaries, easements, utility locations, buildings, parking areas, access roads, rights-of-way, visible improvements, and title-related information.

Who usually orders an ALTA survey?

Commercial property buyers, lenders, attorneys, title companies, and developers commonly request ALTA surveys during real estate transactions.

For a free land surveying quote, call us at (954) 250-5780 or send us a message by going here.

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