An ALTA land survey is one of the most important documents a commercial buyer will receive during a property transaction. It tells the full story of a property, including boundaries, easements, access points, and flood zones. But receiving that document is only half the work. Knowing what to look for inside it is what protects your investment.

This guide walks through the seven key areas every commercial buyer should review before closing.

What Makes an ALTA Survey Different From a Standard Survey

A standard boundary survey identifies property lines. An ALTA survey goes further. It is prepared under national standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS), which means every surveyor follows the same rules regardless of location.

Because of this consistency, lenders and title companies across the U.S. accept ALTA surveys as the basis for commercial financing and title insurance. In practice, no lender will approve a commercial loan in Georgia without one.

The ALTA/NSPS standards were first established in 1988 and are updated every five years. The most recent update took effect in early 2026.

7 Key Items Commercial Buyers Must Review in an ALTA Survey

1. Legal Description and Property Boundaries

The legal description is the written definition of the property. It uses directions, distances, and reference points to describe exactly where the boundaries are.

When you receive your ALTA survey, compare the legal description on the survey to the one in the deed and the title commitment. If they do not match, that discrepancy needs to be resolved before closing. Even a minor difference in wording can create problems with financing or future title transfers.

What to check:

• Does the survey description match the deed exactly?
• Are all corners located and clearly marked on the drawing?
• Are the boundary dimensions consistent with what you expected to purchase?

2. Easements and Rights-of-Way

An easement gives another party the right to use a portion of your property for a specific purpose. Utility companies, neighboring property owners, or local governments may hold easements that limit how you can use or develop parts of your land.

The ALTA survey will show every recorded easement from the title commitment, plotted on the drawing so you can see exactly where each one falls.

What to check:

• Where are the easements located on the property?
• Do any easements run through areas where you plan to build or expand?
• Are there access or drainage easements that affect your development plans?

Some easements are a benefit. Others are a serious constraint. Knowing which ones you are dealing with before closing gives you time to adjust your plans or renegotiate the deal.

3. Encroachments

An encroachment happens when a structure from one property crosses onto another. This could be a building, a fence, a parking lot, a retaining wall, or even paving that extends past the property line.

The ALTA survey will flag any encroachments in either direction. This includes structures from neighboring properties that extend onto yours, or your property’s improvements that extend onto someone else’s land.

What to check:

• Are there any structures crossing the property line?
• Do any existing buildings sit within a recorded easement area?
• Will an encroachment affect your ability to get full title insurance coverage?

Encroachments can delay closings, reduce coverage under a title policy, or require negotiated agreements with neighboring owners. Catching them on the survey gives you options before the transaction closes.

4. Access and Ingress/Egress

A property that has no legal access to a public road is almost unbuildable and extremely difficult to finance. The ALTA survey will show all access points and whether they are secured by recorded easements or agreements.

What to check:

• Does the property have direct access to a public road?
• If access crosses another parcel, is there a recorded easement that protects it?
• Are there any conditions on the access that could restrict your use?

This is especially important for commercial properties that rely on customer traffic, delivery vehicles, or emergency access. An access problem discovered after closing is one of the most costly issues a buyer can face.

5. Flood Zone Classification

The ALTA survey includes flood zone information based on FEMA flood maps. For commercial properties, flood zone status affects insurance requirements, building permits, and construction costs.

What to check:

• Is the property in a FEMA-designated flood zone?
• Does flood zone status affect the area where you plan to build?
• Will flood insurance be required as a condition of your loan?

If part of the property sits in a flood zone, that does not necessarily kill the deal. However, it is information that should factor into your pricing, your development plan, and your insurance budget.

6. Zoning and Setback Compliance

Some ALTA surveys include zoning information as an optional item, called a Table A item. When requested, the survey will note the current zoning classification and any recorded setback lines that restrict where improvements can be placed.

What to check:

• Is the current zoning compatible with your intended use?
• Do any setback requirements limit the buildable area of the site?
• Are there any existing improvements that appear to violate setback rules?

Zoning conflicts are one of the most common issues that surface during commercial due diligence. Addressing them before closing is always easier than after.

7. Table A Optional Items

The base ALTA survey covers a defined set of minimum requirements. Beyond that, buyers, lenders, and title companies can request additional information through what are called Table A items.

The 2026 ALTA/NSPS standards include 20 Table A options. The most commonly requested ones for commercial transactions include:

• Utility locations (water, sewer, gas, electric, telecom)
• Flood zone classification (Table A Item 5)
• Zoning information and setbacks (Table A Item 6)
• Parking count and ADA compliance data
• Topographic data for sites with significant grade changes
• Adjoining property owner information

Your lender or title company will typically specify which Table A items they require. As a buyer, you may want to request additional items based on your specific plans for the property.

How Much Does an ALTA Survey Cost?

A commercial ALTA survey typically costs between $2,500 and $6,000. Properties with multiple parcels, complex easement structures, or significant acreage will fall toward the higher end of that range. Each Table A item adds to the total, with moderate items running $200 to $800 each.

That cost is small compared to the risk of purchasing a commercial property with an unresolved encroachment, a hidden easement that blocks your building plans, or an access issue that requires litigation to fix.

How Long Does an ALTA Survey Take?

Most ALTA surveys take two to three weeks to complete. The timeline depends on the complexity of the property, the number of Table A items requested, and how quickly deed research can be completed.

Commercial buyers should order the survey at the start of the due diligence period, not at the end. When issues are discovered early, there is still time to renegotiate, adjust the site plan, or ask the seller to resolve the problem before closing.

Frequently Asked Questions

Do I need an ALTA survey if I am paying cash and not using a lender? 

Yes. Even without a lender requirement, an ALTA survey protects your investment. Cash buyers are not exempt from encroachment disputes, easement conflicts, or access problems. The survey is still the most reliable way to understand what you are buying.

Can I use an old ALTA survey from a previous owner? 

Lenders and title companies typically require a current survey, especially if improvements have been made, easements have changed, or FEMA flood maps have been updated since the last survey was conducted. An outdated survey may miss important changes to the property’s condition or title record.

Who orders the ALTA survey: the buyer or the seller? 

In most commercial transactions, the buyer orders and pays for the ALTA survey as part of their due diligence. However, this is negotiable and should be addressed in the purchase agreement.

What happens if the survey finds a problem? 

That depends on the issue. Some problems are minor and can be noted as exceptions on the title policy. Others require action: a recorded easement termination, a boundary line agreement with a neighboring owner, or a renegotiation of the purchase price. Discovering the problem during due diligence gives you leverage. Discovering it after closing does not.