Key Takeaways
- A boundary survey confirms where the legal property lines are
- An ALTA/NSPS land title survey covers the boundary and adds improvements, utilities and title-related details
- Lenders and title companies usually decide which survey a commercial closing requires
- ALTA/NSPS surveys cost more and take longer than boundary surveys because they involve more research
- Confirm the survey type with your attorney, lender and title company before you order
- Core Action Group prepares both survey types across Broward, Miami-Dade and Palm Beach County
Ordering the wrong survey is one of the easier ways to lose time on a commercial deal. If you are comparing an ALTA vs boundary survey for a South Florida closing, the short answer is that the two surveys serve different purposes. One tells you where the property lines are. The other tells you that, plus a good deal more about how the land relates to its title. This guide helps you understand the difference between ALTA surveys and boundary surveys. It will help you choose the one the first time you order it.
What is a Standard Boundary Survey?
A standard boundary survey usually covers four things. The first is property corners. In order to mark off where a property’s corners are, a surveyor may use existing or new monuments to denote them, such as iron rods, concrete monuments, or even nails. In addition, a survey also shows any recorded easements, both visible and those stated on a title commitment.
Existing improvements are mapped as well. Buildings, fences and driveways all count, as do other man-made features, and each one is shown in relation to the property lines. Finally, the survey checks for encroachments. A neighboring building or other structure might cross onto your property, or something on your property might cross onto a neighbor’s land, and the survey looks for both.
A boundary survey is often enough for a residential property or a simple land purchase. Commercial transactions are different. They usually involve more money and more complicated financing, and the title companies behind them require surveys to meet a higher level of standardized requirements nationwide.
How an ALTA/NSPS Survey Goes Further
The requirements set by the American Land Title Association and the National Society of Professional Surveyors are very clear. That is why an ALTA Survey is widely requested. Its official name is the ALTA/NSPS Land Title Survey, and it refers to a standard for commercial land surveys.
- An ALTA survey includes everything found in a standard boundary survey. It then adds a vast amount of additional detail tailored specifically for title insurance companies and commercial lenders. The extra items are listed below.
- Table A Items: Buyers, lenders and title companies can request items from this customizable checklist of optional extras.
- Detailed Setback Analysis: Do the current building improvements comply with local municipal zoning setbacks? This part of the survey verifies exactly that.
- Comprehensive Title Exception Mapping: Every easement, right-of-way and exception listed in Schedule B of the title commitment is plotted out. That way, nothing interferes with the property’s intended use.
ALTA Survey vs Boundary Survey: Key Differences
To help you evaluate which survey for commercial closing your deal requires, consider these core distinctions:
| Feature | Boundary Survey | ALTA Survey |
| Governing Standards | State Minimum Technical Standards (e.g., Florida Chapter 5J-17) | National NSPS Standards + State Standards |
| Primary Audience | Property owners, local buyers, minor lenders | Commercial lenders, title underwriters, institutional investors |
| Title Integration | Basic review of recorded deeds | Exhaustive plotting of Schedule B-II title exceptions |
| Customization | Standardized boundaries and visible improvements | Highly customizable via Table A optional items |
| Cost & Timeline | Lower cost, faster turnaround | Higher investment, requires detailed research |
When Does a Lender Require an ALTA Survey?
If you are buying commercial land with cash and do not plan to develop the property for many years a simple boundary survey might be enough.. A lender will require an ALTA survey in most cases. Institutional lenders and title insurance underwriters always require an ALTA/NSPS survey for commercial real estate transactions. This includes:
Commercial Mortgages and Refinancing: Boundary disputes and encroachments are the type of issues a lender does not want to come across. Either of the cases can affect the property it is giving out a loan on, and therefore, the lenders make sure neither exists.
Issuing Extended Title Insurance Coverage: Underwriters have to have an ALTA survey before they can eliminate the survey exception on a title policy. The survey assures that the property is up to NSPS minimum standards.
Complex Commercial Acquisitions: Does the property have utility easements, shared access agreements or complex building arrangements? An ALTA survey is usually required in that case. It makes clear all rights and responsibilities.
ALTA Survey vs Boundary Survey for a Florida Commercial Closing
Talk to your real estate attorney and commercial lender early to find out whether you need an ALTA survey or a standard property survey for your South Florida transaction.
Ordering a basic boundary survey when your lender requires an ALTA compliance package will end up costing you dearly in time and money right before closing. Conversely, ordering a heavy-duty ALTA survey with excessive Table A items for a simple vacant lot acquisition may end up costing you dearly in money.
Developers, lawyers and lenders in Broward Miami-Dade and Palm Beach counties work with our team of PSM surveyors, at Core Action Group. Our surveys are accurate, dependable and completed on time which helps make sure commercial closings go smoothly.
Not sure which survey your project requires? Contact Core Action Group to request a commercial survey quote. You can also look through our ALTA/NSPS Land Title Surveys and Property Boundary Survey services first.
Frequently Asked Questions
What is the difference between an ALTA survey and a boundary survey?
A boundary survey establishes the legal lines of the property and indicates improvements of the property as they exist on the lines. An ALTA survey does that but also provides limits of access and easements and utilities, and any other matter of title involved in the transaction, and provides certification to each of the parties involved in the transaction.
What warrants an ALTA survey of a commercial property?
Most lenders and title companies will want one for a commercial purchase or refinance, or a development financing. Consult your title company before ordering.
Do I need an ALTA or boundary survey for commercial property?
It may serve for a property boundary issue or one small owner-directed project. For a financed or insured transaction it generally does not meet the lender‘s standard.
Why is an ALTA survey more expensive?
It also requires more research, more field work and co-operation with the title company. The price will vary according to the size of the site and the optional matters chosen; therefore an estimate for the specific project is the best measure.