ALTA/NSPS Land Title Surveys: What Commercial Property Buyers Should Know

Commercial real estate transactions can involve significant financial investment and significant risk. An ALTA/NSPS Land Title Survey is one tool commonly used by buyers, lenders, attorneys, and title companies to better understand a property before a transaction closes.

An ALTA/NSPS Land Title Survey is performed in accordance with nationally recognized standards established by the American Land Title Association and the National Society of Professional Surveyors.

These surveys provide detailed information about a property and can help identify conditions that may affect ownership, development, financing, or future use.

What Information Can an ALTA Survey Provide?

An ALTA/NSPS Land Title Survey typically documents items such as:

• Property boundaries

• Recorded easements

• Rights-of-way

• Buildings and improvements

• Potential encroachments

• Access to public streets

• Adjoining property information

• Certain utilities and site features

• Other matters affecting the property

Additional information may also be requested through optional Table A items.

Because every transaction is different, the buyer, lender, attorney, title company, and surveyor should coordinate early to determine which Table A items are appropriate for the project.

Why Title Documentation Matters

One of the most important parts of the ALTA survey process is coordination with the title commitment.

The surveyor reviews the title information provided for the property and identifies applicable easements or other recorded matters that can be plotted or located.

This allows the project team to evaluate whether those items affect existing improvements or future plans.

For example, an easement crossing the middle of a parcel could affect where a future building may be constructed. An existing structure may extend across a property line. Access shown in marketing materials may differ from the property's legal access.

Identifying these conditions before closing can provide buyers and lenders with valuable information.

Start the Survey Process Early

ALTA surveys require research, field work, title review, mapping, and professional evaluation. Waiting until the final days before closing can create unnecessary pressure for everyone involved.

Engaging the surveyor early—and providing the current title commitment and supporting documents as soon as possible—can help the process move more smoothly.

Abbie Jones Consulting, PSC provides professional surveying services for commercial, industrial, utility, and development projects. Our team understands that real estate transactions often involve multiple parties and tight deadlines, and we work to provide clear, dependable survey information to support informed decisions.

For a commercial property buyer, an ALTA survey is more than another closing document. It is an opportunity to better understand exactly what you are purchasing before the transaction is complete.