What is an ALTA Survey?
An ALTA survey (American Land Title Association survey) is the most comprehensive type of property survey available. It combines a boundary survey with additional information required by title companies and lenders, including the location of all improvements, easements, encroachments, utility connections, access points, parking areas, and any other features that could affect the title or use of the property.
ALTA vs standard boundary survey
A standard boundary survey shows property boundaries, corners, and basic improvements. An ALTA survey adds: detailed building footprints with dimensions, all visible easements and rights-of-way, utility connections (water, sewer, gas, electric), parking and access roads, flood zone determination, contour lines (if requested), zoning classification, and setback measurements. The ALTA survey follows specific standards set jointly by ALTA and the National Society of Professional Surveyors (NSPS).
When ALTA surveys are required
ALTA surveys are typically required for: commercial property purchases, lender requirements for commercial mortgages, title insurance issuance (the survey exception may be removed from the policy), property development, and complex transactions involving multiple parcels or easements. They are rarely required for simple residential transactions but can be valuable for high-value properties.
Table A items
ALTA surveys have a set of optional add-ons called "Table A" items. The buyer, lender, and title company select which Table A items they need. Common items include: zoning report, flood zone classification, gross building area, underground utility locations (requires utility company records), and parking space count and ADA compliance.
Cost
ALTA surveys cost $3,000-$10,000+ depending on property size, complexity, and selected Table A items. The higher cost compared to a standard survey ($500-$2,000) is justified by the comprehensive nature of the work and the liability the surveyor assumes.