Property transactions can get messy because of title issues, boundary mix-ups, and unexpected easements that appear when people least expect them. Being in the land surveying and development field for decades, we often meet people who are tired of complications in property transactions and want clarity on what matters and when.
Therefore, ALTA land surveys are used to tackle those worries head-on and show everything that could throw a wrench into your deal. They help property buyers and sellers stay on top of issues they’d rather not handle at the last minute.
If you’re unaware of how an ALTA land survey works and when or why you may need it while transferring property ownership, we got you. Keep reading, and we’ll explain what an ALTA land survey is and show you when it’s wise (and necessary) to have one in your corner.
What is an ALTA Land Survey?
An ALTA Land Survey follows specific standards set by the American Land Title Association to confirm property boundaries. It also helps locate easements (which simply means the right to use someone else’s land for a road) and identify encroachments.
These land surveys provide a consistent reporting format that property buyers, sellers, and lenders trust. The certified surveyors check property documents, records, and existing structures to show exactly where your land begins and ends.
The ALTA survey highlights rights-of-way or utility (easements) that may otherwise affect your property and controls disputes about who owns what.
An ALTA survey can impact your property transaction as it outlines boundaries so you know precisely what you’re paying for. This clarity prevents bumps, like a neighbor’s fence that creeps onto your side.
For example, suppose that a small storage shed stands partly on your neighbor’s property. An ALTA survey flags that overlap so you can address the problem instead of fighting about it months later. This document protects your investment by confirming you aren’t taking on land issues you didn’t bargain for.
Why Do You Need an ALTA Land Survey?
You understand how an ALTA land survey is done and what it supposedly helps with, but the real question is understanding when you’ll need it in your particular circumstances. So, if you’re doing a property transaction or planning one, here are some reasons why you need an ALTA survey done:
Clear Identification of Boundaries
Since it’s important to avoid confusion about who owns which part of a property, an ALTA Land survey fixes that worry by mapping out exact boundaries. It gives precise measurements to demarcate where your land ends and your neighbor’s begins to reduce guesswork. Surveying also lowers the chance of unwanted arguments over a fence or driveway that may cross a line. The surveyor checks public records and property documents and then visits the site to mark boundary lines to build a final map that you can rely on if questions arise. An ALTA land survey helps you confirm whether your planned improvements, like a garage or storage shed, sit within your land.
Risk Assessment Before a Transaction
Property transactions can reveal problems at the worst time, and it’s best to uncover those issues before you commit. Luckily, an ALTA land survey helps you pinpoint things like encroachments and easements that can affect the property’s value or your future plans regarding development. You spot problems that might cause major costs later and also reduce legal complications because you catch boundary overlaps or rights-of-way that weren’t obvious in the initial paperwork.
A thorough survey flags overhead power lines or old utility rights that remain on the record books. For example, a large portion of a yard could be subject to a city utility right-of-way (area of land granted to a city for water, gas, sewage lines, etc.) that restricts construction. Not being aware of such a surprise can stall your dream renovation, which is why, with an ALTA survey, you protect your investment.
Title Insurance Compliance
Title insurance companies want proof of correct property descriptions before they back your purchase, and an ALTA survey addresses this need. You meet the company’s standards by providing a detailed picture of the site’s layout, boundaries, and features to reduce risk for the insurer. Accuracy is key in property dealings, and a title insurance provider takes it seriously. So when you give them a complete ALTA survey, you show that every easement, boundary line, and recorded detail is correct. This process creates a sense of trust and speeds up your closing. Lenders also feel more comfortable financing a property that has been thoroughly surveyed and checked.
Lender & Underwriter Requirements
Banks and financial institutions often ask for an ALTA survey before they approve a loan or mortgage on your property. They have this condition to protect their investment by ensuring everything aligns with the legal description and to confirm there aren’t hurdles lurking around your property. So, if the ALTA survey finds an unexpected easement, like a path used by a utility company, it could affect the property’s value, and lenders prefer to know these details to decide on loan terms or any extra conditions. Underwriters share this concern because they back the loan risk—they evaluate the information you provide, and a detailed survey helps them feel sure about insuring the property.
When Do You Specifically Need an ALTA Land Survey?
Do you need an ALTA land survey just because you own a parcel of land to avoid confusion about rights, or is it needed when selling or buying something? If you have this question in mind, no stress. Here are some points in life where you’ll need an ALTA land survey:
Purchasing or Selling Commercial Real Estate
It is important to have a smooth transaction when dealing with commercial real estate, but you still face challenges. Large retail sites, office buildings, or mixed-use properties have complex easements, shared driveways, or multiple access points.
You also deal with high stakes because commercial properties can cost a lot and involve many layers of paperwork. That’s when an ALTA Land Survey helps you see every boundary line, hidden right-of-way, and recorded easement. It confirms that the site aligns with your plans or the buyer’s expectations. You also protect yourself from lawsuits if someone claims you built on their land or blocked a utility lane.
Refinancing or Getting a Mortgage
You may need an ALTA survey when you refinance or apply for a mortgage, as lenders want certainty about their financing. They need facts that confirm the property’s status, and that’s why some loan officers demand an updated survey before finalizing your loan terms.
You prove the property meets their standards and avoid last-minute requests from the bank that can push back your closing date. You also maintain a good relationship with your lender when you address their concerns.
Construction & Development Projects
If you plan a major construction project on a piece of land, you need an ALTA survey to understand exactly where you can build. Also, you don’t want to knock down something on a neighbor’s side to set up a structure only to find that it violates zoning rules or local ordinances.
A detailed survey identifies aspects that may interfere with your building plans, i.e., encroachments, easements, etc. You stay informed about the best spot to place your foundation without crossing boundaries and catch possible conflicts that may force you to revise your blueprints.
Mergers or Acquisitions Involving Property
You may need an ALTA Land Survey if your company merges with another firm or acquire property as part of a broader business deal. You confirm that real estate assets meet certain standards and don’t pose hidden liabilities. Your leadership wants reliable information about the land’s shape, size, and limitations. If a building overlaps a neighbor’s land or sits on an unrecorded easement, you risk future legal battles.
You also want to confirm that the property meets local codes so you don’t face regulatory fines. Commissioning an ALTA survey can show that you take a professional approach to property dealings to safeguard your company’s financial interests by revealing boundary or title issues.
Final Words
An ALTA land survey can prevent boundary confusion and unexpected development delays. These documents give clarity when you’re buying, selling, or tackling a development project. If you need help with a survey, Baseline Corp stands by you every step of the way. We have decades of experience and know how to handle land surveys, planning needs, and civil engineering concerns.
Our process begins with a quick chat and a plan that respects your needs, timelines, and budget. So count on Baseline Corp for everything related to land surveying & development, and see us simplify your real estate progress!
FAQs
Can an ALTA land survey resolve existing boundary disputes?
Yes, because it provides precise details about land, like boundaries and possible encroachments. If a boundary dispute exists, an ALTA survey can show exactly where each property begins and ends, which serves as proof to resolve disagreements without guesswork.
Is an ALTA land survey required for smaller residential transactions?
It depends on your lender and your comfort level. Also, many smaller residential deals don’t legally require an ALTA survey. However, some buyers and lenders still prefer it because it offers extensive detail on the property to avoid future disputes or unplanned expenses.
How long does an ALTA survey take to complete?
Most surveys wrap up in one to four weeks, but the exact timing depends on the property size and how quickly the surveyor can gather and verify all records.
