An ALTA survey review can save a commercial buyer from a closing delay, or worse, a deal that falls apart after money and time are already spent. This document carries real weight in a transaction, and skipping a careful review of it is one of the most common mistakes buyers make.

Here is the pattern that shows up too often. A buyer treats the ALTA survey as paperwork to file away, not a document to actually study. Then a lender or title company catches something the buyer never noticed, and the closing date slips.

Reviewing an ALTA survey closely before closing gives buyers time to catch problems while they can still be fixed. Waiting until the final days before closing leaves almost no room to negotiate a solution.

Confirming Physical Site Conditions Match the Property Records

An ALTA survey shows what actually exists on a property today. Buildings. Paved areas. Fences. Utility lines. This needs to match what the property records and title commitment describe.

A mismatch here is more common than most buyers expect, especially on properties that have changed hands a few times or seen additions over the years. A building expansion that was never recorded. A parking area that was resurfaced and expanded past its original footprint. These changes happen slowly, and paperwork does not always keep up.

What to Check Against the Survey

Buyers should compare the survey against what they already know about the property, not just accept it at face value.

• Confirm every structure shown matches current use of the property
• Check that paved areas and parking match what was described in marketing materials
• Look for any feature on the survey that was never mentioned during due diligence
• Confirm the legal description matches the boundaries shown

This step catches a lot of small issues before they turn into bigger ones. A buyer who skips this often finds out about a mismatch only after closing, when it is much harder to fix.

Reviewing Easements and Access Rights Before Ownership Changes

Easements give someone else a legal right to use part of a property, even after it changes hands. A new owner inherits these rights and restrictions whether they knew about them or not.

An ALTA survey shows exactly where recorded easements fall on the property. This includes utility easements, access easements, and any shared driveway or road agreement tied to the land.

Why Access Rights Matter More on Rural and Larger Parcels

Properties in areas like Pahrump often depend on shared access roads or utility easements that cross multiple parcels. A survey should show these clearly, along with which parcels they serve and whether the buyer’s intended use conflicts with an existing agreement.

A buyer who assumes full access to a property, without confirming what an easement actually allows, can run into limits on construction, expansion, or even basic use of part of the land.

Identifying Encroachments and Site Issues Before Closing

An encroachment happens when a structure or improvement crosses onto land it does not legally belong to. This might be a fence, a shed, a driveway, or even part of a building.

The ALTA survey should flag these clearly. A small fence encroachment might be a minor fix. A building that crosses a boundary line is a much bigger problem, and one that needs to be resolved before the deal closes, not after.

Common Encroachment Issues on Commercial Sites

Larger commercial properties sometimes carry encroachment issues that go unnoticed for years. A loading area that extends slightly past a property line. A retaining wall built without confirming exact boundaries. A shared parking area that was never properly divided between two lots.

Catching these issues during survey review gives buyers the chance to ask for a resolution, whether that means a boundary line agreement, a price adjustment, or in some cases walking away from the deal entirely.

Understanding ALTA Table A Details That Affect Due Diligence

ALTA surveys follow a set of optional items called Table A, which buyers and lenders can request based on what matters for a specific deal. These items go beyond the basic boundary survey and can include things like flood zone information, zoning classification, and detailed utility locations.

Knowing which Table A items were included, and which were left out, matters during due diligence. A survey missing a requested item might not give a lender or buyer the full picture needed to evaluate the property properly.

Confirming the Right Items Were Requested

Before relying on a survey, buyers should confirm which Table A items were part of the original request. If a deal involves construction plans, zoning verification or detailed utility mapping often needs to be included. If the deal involves financing, a lender may require specific items the buyer would not have thought to ask for otherwise.

Using Survey Findings to Make Better Commercial Purchase Decisions

An ALTA survey is not just a document to satisfy a lender’s checklist. It gives a buyer real information to make a smarter purchase decision.

Findings from the survey can support a renegotiation of price, a request for repairs, or a request that the seller resolve an encroachment or easement issue before closing. In some cases, a serious finding might be reason enough to walk away from a deal that looked fine on paper.

Building Survey Review Into the Closing Timeline

1. Order the ALTA survey as early as possible in the due diligence period.
2. Review it closely against the title commitment and property records.
3. Flag any encroachment, easement conflict, or boundary issue with legal counsel right away.
4. Confirm the survey includes the Table A items relevant to the deal.
5. Use any findings to negotiate terms before the purchase agreement is finalized.

A buyer who treats the survey review as a final step, rather than an early one, gives up the leverage that comes with catching a problem while there is still time to solve it.

Frequently Asked Questions

What Is an ALTA Survey Review and Why Is It Important Before Closing?

An ALTA survey review involves comparing the survey with the title commitment, property records, and known site conditions. Reviewing these details before closing helps buyers identify issues early and address them before completing the transaction.

Why Are Easements Especially Important to Review on Rural Properties?

Rural properties often involve shared access roads, utility corridors, and other recorded easements that can affect how the land is used. Reviewing these rights helps buyers understand potential limitations before purchasing.

How Does an ALTA Survey Identify Encroachments?

An ALTA survey identifies encroachments by comparing visible improvements, structures, and site features against the recorded property boundaries. This helps reveal situations where buildings, fences, or other improvements extend beyond legal property lines.

What Are ALTA Table A Items and Why Should Buyers Confirm Them?

ALTA Table A items are optional survey elements that provide additional property information, such as zoning details, flood zone data, and utility features. Confirming the requested items ensures the survey includes details relevant to the buyer, lender, and transaction.

Can ALTA Survey Findings Affect a Real Estate Purchase Decision?

Yes. Survey findings can influence negotiations, closing conditions, and purchase decisions. Issues such as encroachments, access limitations, or unexpected property conditions may lead to requests for corrections, price adjustments, or further review before closing.