An ALTA title survey is one of the most detailed surveys used in commercial real estate. It pulls boundary measurements and title records together into a single, trusted report. Buyers, lenders, attorneys and title companies all rely on it to study a property before the deal closes.

This survey follows a national standard, so everyone reading it knows what to expect. That shared standard matters most when large sums and complex sites come into play. A clear, complete report helps each party catch problems while there is still time to fix them.

Reviewing the Purchase Contract Before Ordering an ALTA Title Survey

The purchase agreement should be read closely before anyone orders the survey. That contract often sets the deadlines that control the whole timeline. It may list inspection periods, the closing date and even who must pay for the work.

These dates shape how fast things need to move. A tight inspection window leaves the surveyor less room to gather records and finish fieldwork. Reading the contract first lets the buyer order the survey with enough lead time, so no deadline sneaks up during the deal.

Matching Survey Scope With Lender and Title Company Requirements

Different parties in a deal often want different things from the survey. The lender, the buyer and the title company each have their own needs, so they should agree on the scope early. An ALTA survey lets them add optional items, known as Table A items, to match the project.

These optional items can include:

• Zoning details tied to the property
• The location of visible utilities
• Flood zone information from current maps
• Building heights or square footage where needed

Settling on this list up front prevents gaps later. When everyone signs off on the scope before the work starts, there is far less risk of missing data or paying for a second visit to add it.

Identifying Access, Easements, and Boundary Concerns Early

A strong survey brings the property’s key features into full view. It maps the boundaries, marks the access points and shows recorded easements and rights-of-way. It can also flag encroachments, where a structure crosses a line it should not.

Finding these matters early gives the buyer time to think. An access problem or a hidden easement might change how the land can be developed. Spotting it during the study period, rather than after closing, keeps the buyer in control of the decision.

Coordinating an ALTA Title Survey With Commercial Due Diligence

The survey works best as part of a larger review. Its findings should sit next to the title commitment, the zoning research and any environmental or utility reports. Each of these looks at the property from a different side.

Read together, they build a much clearer view of the site. A boundary note might connect to a title exception, or a utility line might affect a planned building. Lining up these reports helps the whole team judge the property with far fewer blind spots.

Using Survey Results to Resolve Issues Before Closing

Once the survey is done, its results become a tool for fixing problems. The team can use them to clear up title exceptions, deal with an encroachment or track down a missing document. In some cases, they correct a legal description that no longer matches the land.

Handling these matters before closing protects everyone involved. A problem solved on paper today can prevent a costly ownership dispute years down the road. That is why so much effort goes into settling survey findings while the deal is still open.

Frequently Asked Questions

When Should an ALTA Title Survey Be Ordered?

Order it early in the study period, so the surveyor has time to finish fieldwork and review the title papers. Large or complex sites usually need even more time. An early start leaves room to answer questions before the closing date.

Who Requests an ALTA Title Survey?

The buyer, lender, attorney or title company may request it. The purchase contract usually spells out who orders the survey and who pays for it. On many deals, more than one party has a stake in the result.

Does an ALTA Title Survey Identify Easements?

Yes. It can show recorded easements listed in the title commitment when the surveyor has the right paperwork. It may also point out visible signs of use or access that call for a closer look.

Can an ALTA Title Survey Delay a Commercial Closing?

It can, mostly when it uncovers a boundary, access or title problem that has to be solved first. Late-arriving documents can slow things too. Ordering the survey early is the best way to keep small issues from pushing back the date.