An ALTA (American Land Title Association) survey is the most comprehensive type of property survey available, meeting rigorous national standards established jointly by ALTA and the National Society of Professional Surveyors (NSPS). Unlike a basic boundary survey that simply identifies property lines, an ALTA survey maps out the complete physical and legal picture of a property — including boundaries, improvements, easements, rights-of-way, encroachments, setback lines, flood zones, and access points.
The survey is conducted by a licensed professional surveyor who physically measures the property and compares the findings against recorded documents — including the deed, plat map, and any recorded easements. The resulting survey map shows the exact location of buildings, fences, driveways, utilities, and other improvements in relation to the property boundaries. It also identifies any discrepancies between what the records say and what actually exists on the ground.
Lenders typically require an ALTA survey for commercial real estate transactions and sometimes for high-value residential purchases. The survey helps the title insurance company determine what exceptions to include in the policy. Without a current survey, the title policy will include a general exception for any matters a survey would reveal — which means issues like encroachments or boundary disputes would not be covered. With an ALTA survey, the title company can remove this exception and provide broader coverage.
ALTA surveys include optional "Table A" items that the buyer or lender can request for additional detail. These options include showing parking areas, flood zone classification, location of underground utilities, gross land area calculations, and building square footage. Each additional item increases the cost and scope of the survey. Buyers should discuss Table A items with their lender and title company to determine which options are needed for their transaction.
While not always required for residential closings, an ALTA survey provides the most thorough picture of a property's physical and legal boundaries. If you are purchasing waterfront property, acreage, or property with known boundary concerns, a survey is a wise investment. Your closing coordinator at Beycome Title can advise whether a survey is recommended for your transaction and help you coordinate with local surveyors. Visit our calculator for a complete closing cost breakdown.