Most deals don’t fall apart because of a bad survey. They stalled because someone ordered the ALTA survey three weeks before closing, then acted shocked when the boundary didn’t match the deed. The survey sits right in the middle of almost every commercial purchase. Buyers who treat it as a last-minute task end up asking for an extension they never needed.

Order it early. That’s the short version. The rest of this explains why the clock runs the way it does.

When should a buyer order an ALTA survey?

Order it in the first week of due diligence, right next to the title work and the environmental report. The survey needs record research, fieldwork, drafting and at least one round of review. Any one of those steps can turn up a question that takes days to sort out.

Ordering early won’t make the drafting faster. It buys you room at the end, which is where buyers always run short. Say the surveyor finds a fence crossing the line or a gap in the legal description. Someone has to decide what to do about it. That talk goes much better with four weeks left than with four days.

The title commitment matters here too. A surveyor can start research and even send a crew out without it. But the finished survey has to line up with the title exceptions. So the order goes like this: order title, order survey, then send the commitment to the surveyor the moment it lands.

What happens between the order and the delivery?

An ALTA survey isn’t just a site visit with a drawing at the end. The work breaks into four parts, and each one has its own delays.

Research comes first. The surveyor pulls the title commitment, the legal description, recorded plats, easement papers and any old surveys, then compares them. Missing or conflicting records stretch this step more than anything else.

Fieldwork comes next. A crew locates the boundary, finds or sets markers, and maps the improvements the standards require.

Then the surveyor drafts the map and works out what the field data says against what the records claim. Those two rarely agree.

Review wraps it up. The buyer, the lender and the title company all read the draft, and any of them can send it back. One forgotten Table A item can send the crew back to the site.

Hand over your records at the start. Research is the only step you actually control.

What makes a survey take longer?

Some properties simply take more work. Expect a longer schedule when the site has any of these:

• Large acreage or an odd shape
• Missing or damaged boundary markers
• Thick brush, standing water or blocked access
• Lots of easements, utilities and buildings
• An old legal description that doesn’t close cleanly
• Several parcels joined into one description
• A tenant who limits when a crew can work

Access trips up more buyers than anything else on that list. A surveyor who can’t get on the property can’t finish the job. If the seller controls the gate, or a tenant needs notice, handle it before the crew schedules the trip.

Old descriptions cause another big delay. A boundary written a hundred years ago may force the surveyor to research neighboring deeds and rebuild the line from evidence. That work doesn’t speed up just because closing is near.

Why do Table A items need to be settled early?

The 2021 ALTA/NSPS standards include a list of optional items called Table A. The buyer, the lender and the title company pick which ones they want. Those picks set the scope, and the scope sets the schedule.

Common ones cover land area, contours, building sizes, parking counts, zoning setbacks and utility locations. Each one costs real field hours or research time. Utility items often need coordination with the utility owners, which drops a third party into your timeline.

Late Table A requests are the easiest delay to avoid in this whole process. When a lender decides in week five that they want contours after all, the crew goes back out. So get the lender’s survey requirements in writing before fieldwork starts, and make sure the title company agrees with the list.

A clear scope also gets you a delivery date the surveyor can stand behind. Fuzzy scopes get you fuzzy estimates.

How does the survey fit with the rest of due diligence?

The survey feeds other work, so its spot in the schedule affects more than the survey itself.

The title company reads it against the exceptions in the commitment. That comparison is what creates survey-related title objections. Push the survey late and you squeeze the time left to raise them.

Engineers and architects use the survey as the base drawing for early planning. A survey that shows up two weeks late pushes their work back two weeks. Environmental firms may need boundary and easement details as well.

Ask the lender, the title company and the design team what they need and when they need it, then work backward from closing. A team that spots a missing easement document in week two still has choices. The same team finding it in week seven is drafting an extension.

Frequently Asked Questions

How long does an ALTA survey take?

Plan on anywhere from a couple of weeks to a couple of months. Size, record quality, site access, boundary problems, Table A picks and the surveyor’s current workload all move that number. Nobody can quote you a firm date without reading the title commitment and the legal description first, so treat any estimate given before that as a rough guess.

What documents does the surveyor need to start?

Send the current title commitment with all the exception documents attached, the legal description, any old surveys, recorded plats and written instructions covering the Table A items. Buyers often send the commitment but leave out the actual easement papers, which stops the research cold. Send the documents themselves, not just the list.

Can added Table A items change the schedule?

Yes, and sometimes by a lot. Items covering utilities, contours, zoning or detailed building measurements add field hours, research or outside coordination. A request made after the crew leaves usually means another trip to the site. Lock the list before fieldwork begins.

Can we reuse an older ALTA survey?

An old survey gives the new surveyor useful background, but it rarely satisfies a lender or title company by itself. Conditions change, standards get updated, new exceptions get recorded, and the old certification names people who aren’t part of your deal. Most transactions call for a new survey or an update from a licensed surveyor.

Can fieldwork start before the title commitment arrives?

Early research and some field measurement can move ahead, and surveyors often start that way when closing is tight. The survey still can’t be finished or certified without the commitment and its exception documents. Plotting those easements against the boundary is a core part of the standards.

Site design decisions depend on accurate property information. An ALTA land survey provides that information in precise detail. Developers need to understand what data inside an ALTA land survey affects their site plans. Without reviewing these details carefully, designers might place buildings on restricted land, position utilities incorrectly, or miss access limitations. Checking ALTA land survey details early prevents design changes that waste time and money.

How ALTA Land Survey Boundary Details Affect Building Placement

An ALTA land survey shows exact property boundaries with precision. These boundaries define the outer edge of where you can build. Developers must check whether the boundary lines match what they expected from the deed and tax parcel information.

The ALTA land survey often reveals differences between what the deed claims and what actually exists on the ground. Old plats might have errors. Boundaries might shift over time. A survey catches these discrepancies before design begins.

Developers should check the following from boundary information:

Whether the parcel is the size and shape the deed describes. If an ALTA land survey shows 9.8 acres instead of the claimed 10 acres, the building program changes. If the shape is narrower or more irregular than expected, parking and circulation change. Whether the boundary line passes through what you planned as a building location. If a corner clip or boundary angle cuts into a planned area, the building must move. Whether neighbors encroach onto your land with fences or structures. If the ALTA land survey finds encroachments, you need to address them before design finalizes.

What ALTA Land Survey Easement Data Shows About Site Restrictions

Easements carved into an ALTA land survey are the most important constraints on site design. An easement is a recorded right that lets someone else use part of your land. You cannot build structures in most easements. These restrictions shrink your buildable area significantly.

Developers need to study the exact location of every easement shown on the ALTA land survey. Utility easements run for power, gas, water, sewer, and telecommunications. Drainage easements protect swales and creek channels. Access easements allow neighbors or public agencies to cross your land. Each type affects site design differently.

What an ALTA land survey easement shows that developers must check:

The precise location and width of each easement so you know exactly where you cannot build. The easement type so you understand what activity is protected. Whether landscaping, paving, or minor structures are allowed within the easement. Some easements allow limited surface use if utilities are not disturbed. The depth of utility easements because some utilities are shallow and some are deep.

How ALTA Land Survey Information Guides Parking and Circulation Routing

Parking and circulation paths must follow areas that are free of easements and other restrictions. An ALTA land survey shows you exactly where these clear areas sit. This prevents designers from creating circulation plans that cannot actually be built.

Developers should verify that parking lot placement sits outside utility and access easements. They should confirm that driveway routes avoid easement areas. They should check whether access easements that cross the property create conflicts with planned circulation.

An ALTA land survey also shows existing driveways and access points. Developers need to understand whether they must continue using these existing access points or whether they can create new ones. If the ALTA land survey shows a legal requirement to maintain access to a neighboring property, circulation design must accommodate this requirement.

What ALTA Land Survey Utility Information Means for Site Infrastructure Planning

Utilities shown on an ALTA land survey include existing pipes, cables, and their locations. This information prevents you from placing new buildings or utilities where conflicts would occur. An ALTA land survey that shows utility locations prevents expensive collisions during construction.

Developers should check the utility easement depths because this determines how deep you can excavate for foundations and drainage. They should verify the utility routing so they understand where utilities enter the property and where they exit. They should identify utility company connections because utilities must be accessible for repair and maintenance.

ALTA land survey information about utilities matters because:

It shows you where utility companies have access rights. Building over these areas without proper coordination creates problems. It reveals buried utilities that do not have recorded easements but still exist on the property. It helps you plan new utility connections that avoid conflicts. It shows you whether utilities are adequate for your building program or whether you need new capacity.

How ALTA Land Survey Access Details Affect Overall Site Design

Access and circulation rights are recorded on an ALTA land survey when they are formally documented. Developers need to verify that their planned site layout respects all recorded access rights and limitations.

An ALTA land survey shows whether neighbors have legal rights to cross your property to reach their land. It shows whether public agencies have recorded access for drainage maintenance or other purposes. It reveals whether private roads serve the property and what rights you have to use and maintain them.

Developers should verify that planned circulation accommodates all required access while keeping the site design functional. They should understand whether access rights change during different seasons or conditions. They should know whether they must maintain certain access routes or can close them during construction phases.

Frequently Asked Questions

What does an ALTA land survey show that a regular survey does not?

An ALTA land survey is more detailed than a standard boundary survey. It includes title research about recorded easements, restrictions, and access rights. It provides the level of detail developers need for site design and municipal approval.

Why should developers check ALTA land survey details before hiring architects?

ALTA land survey details show the buildable area after subtracting easements and restrictions. Designers need this information to create feasible site plans. Checking early prevents design changes later.

Can a developer ignore easements shown on an ALTA land survey?

No. Easements are recorded legal restrictions. Building in an easement area can result in forced removal of structures and legal liability. ALTA land survey easements must be respected in every design.

What happens if site design conflicts with ALTA land survey restrictions?

The design must change to match the survey information. Conflicts discovered during municipal review delay approval. Finding conflicts early through ALTA land survey review is much faster.

Does an ALTA land survey show zoning information?

Standard ALTA land surveys do not include zoning. However, you can request zoning information as an add-on item when ordering the ALTA land survey.

An ALTA survey often shows details that lenders care about. They check this before approving a commercial loan. This kind of survey maps the property in close detail. It shows buildings, driveways, easements, and other features. It shows them exactly as they sit on the ground today. Lenders use this information to spot risks. They want to catch problems before funding a deal. A few common findings can slow down approval if nobody catches them early. Knowing these red flags can help buyers move through the loan process faster.

An ALTA Survey May Show Buildings Near Property Lines

An ALTA survey can show where a building, sign, or parking area sits. Sometimes one of these sits close to a property line. A structure might cross the line by just a few inches. Sometimes it sits right at the edge with no room to spare. Lenders often want a closer look when this happens. A structure too close to a boundary can raise questions. These questions often involve zoning rules or future use. This kind of finding does not always stop a loan. It usually slows down the review instead.

Shared Driveways Can Create Questions

An ALTA survey may uncover a driveway or entrance used by more than one property. This kind of shared access often works fine day to day. It can still raise questions during a loan review. A lender wants to know one thing. Is the right to use that driveway actually recorded? Commercial buyers should understand these shared areas before closing. A shared driveway without clear recorded rights can cause a problem. It can hold up financing until the access gets sorted out.

Easements Found During an ALTA Survey Can Affect Plans

An ALTA survey can reveal utility lines, access rights, or other easements. These often cross the property in different ways. Some of these easements sit underground and stay out of sight. Others cut across open land that a buyer planned to use. These easements may limit how certain parts of the property get used. They may also limit what gets built there. A lender wants to know about any easement that could affect future plans. Finding this information early helps buyers plan around it. It helps them avoid a surprise later.

Site Features Do Not Always Match the Records

Fences, buildings, and paved areas do not always match what the legal documents describe. A fence might sit in a different spot than the recorded line. A parking area might extend past where the deed says it should stop. An ALTA survey helps spot these differences. It catches them before they become bigger problems. Lenders take note when site conditions and paperwork disagree. Catching this gap early gives buyers a chance to fix it. It helps them avoid delays once the loan is already moving forward.

Finding Problems Early Can Help Avoid Loan Delays

Ordering an ALTA survey early gives buyers more time. They can review and solve any issues that come up. A boundary question or easement concern is much easier to handle early. It gets harder once the loan is far along. Waiting until the last minute leaves little room to fix anything. Ordering the survey early keeps the loan process moving toward closing. It also gives buyers, lenders, and title companies more time. They can work through any concerns together.

Frequently Asked Questions

What is an ALTA survey?

An ALTA survey is a detailed survey. It supports many commercial property purchases and loans. It maps the boundaries, buildings, and other features on the property.

Why do lenders ask for an ALTA survey?

Lenders use an ALTA survey to learn more about the property. They check it for possible concerns. This helps lenders understand the risk before approving a loan.

Can an ALTA survey uncover problems?

Yes, an ALTA survey may reveal easements, access issues, or differences between records and site features. These findings can affect how a lender views the property. Catching them early gives buyers time to respond.

Who usually orders an ALTA survey?

Commercial property buyers, lenders, and title companies often request an ALTA survey. Each group uses the survey for a different reason. Together, they rely on it to move the loan process forward.

When should an ALTA survey be ordered?

It is best to order an ALTA survey early. This gives buyers time to review any questions before closing. Ordering early keeps the loan process on track.