A commercial deal can look clean on paper and still hide a costly problem on the ground. A parking lot might sit partly on a neighbor’s land, or a recorded utility easement might run right where the buyer plans to expand. An ALTA title survey can help identify these property and title-related issues before the purchase is finalized. If you’re buying commercial property, order it early in your due diligence period so the results can shape the deal instead of arriving after it’s too late to act.

Why Buyers Order an ALTA Survey Before Closing

Buyers order an ALTA survey before closing because it shows exactly what they’re paying for. A deed and a listing describe a property in words, but the survey shows the land, buildings, and rights as they exist today. That difference matters when a purchase involves large sums and long-term plans.

Lenders are often the first to ask for one. Many commercial lenders require an ALTA survey before they’ll fund a loan, and title companies often need it to remove the standard survey exception from a title policy. Removing that exception can give the buyer broader title coverage. Requirements can vary by lender, title company, and property type, so ask each party what they need before you hire a surveyor.

There’s also a practical reason. Once you close, most problems become your problems. Finding a boundary conflict or a missing access right before closing gives you leverage in the form of options, like asking the seller to fix it or adjusting the price.

How the Survey Confirms Boundaries and Improvements

An ALTA survey confirms where the property lines are and what sits inside them. The surveyor researches deeds and records, then visits the site to locate corner markers and measure the land. The finished drawing shows the boundary alongside the buildings and other improvements.

Here’s what buyers can usually expect to see on the survey:

• Boundary lines, corners, and the total land area
• Buildings, parking areas, driveways, and fences
• Encroachments, such as a neighbor’s structure crossing the line
• Visible signs of use, like paths, drainage features, or utility lines
• Nearby streets and rights-of-way

An encroachment is anything that crosses a property line where it shouldn’t. It could be a building corner, a curb, or a sign. Some are minor, but others can affect financing, insurance, or future use of the site.

Optional Table A Items

The ALTA standards include a list of optional extras called Table A items. These can cover things like flood zone classification, building setbacks, parking counts, and zoning details. Your lender or attorney will often specify which items to include, so settle that list before the surveyor starts work.

Reviewing Access, Easements, and Recorded Property Rights

Access and easements are two of the biggest reasons buyers want this survey. The surveyor checks whether the property touches a public road or relies on a private easement to get there. A site without clear legal access can be hard to finance and even harder to resell.

An easement is a right someone else holds to use part of your land for a specific purpose. Common examples include utility lines, shared driveways, and drainage channels. The surveyor plots recorded easements on the drawing when they can be located from the documents provided.

This step shows you how those rights affect the land you’re buying. An easement running under a planned building pad could stop an expansion. A shared access drive might come with maintenance duties you’ll want to understand before you sign.

Comparing Survey Findings With Title and Purchase Documents

The survey works best when it’s read alongside the title commitment and the purchase agreement. The title commitment lists the recorded documents that affect the property, including easements and restrictions. The surveyor reviews those documents and notes which ones can be shown on the map.

This comparison often reveals gaps. The legal description in the deed may not match what’s on the ground, or a recorded easement may not appear anywhere on the site. Sometimes the survey shows a physical use, like an overhead power line, that isn’t backed by any recorded document at all.

Your attorney and title company should review these findings together. They can tell you which issues need a fix, which ones need an endorsement on the title policy, and which ones are simply noted for the record. This article offers general information, so rely on your attorney for legal advice about your specific deal.

Using ALTA Survey Results Before Finalizing the Deal

The survey is only useful if you act on it before closing. Read the drawing and the surveyor’s notes closely, and ask questions about anything that looks unusual. A good surveyor will explain what each finding means in plain terms.

Depending on what turns up, buyers often take one of these steps:

• Ask the seller to cure the problem before closing
• Negotiate a price reduction or a credit
• Request title endorsements for added coverage
• Extend the due diligence period to investigate further
• Walk away if the issue is serious and the contract allows it

Timing is the part buyers most often underestimate. Research, fieldwork, and drafting take time, and a busy closing calendar leaves little room for delays. Confirm your survey needs with your lender and title company early, then book the surveyor as soon as the contract is signed.

For a free land surveying quote, call us at (502) 557-1757 or send us a message by going here.

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