An ALTA Survey is a critical tool in the commercial real estate process. In Ohio, it’s widely used by lenders, title companies, attorneys, and developers to ensure that a property’s boundaries, improvements, access, and potential encumbrances are fully understood and documented before closing.
Unlike a basic boundary survey, an ALTA survey provides a comprehensive overview of the property, identifying potential issues that could impact ownership, use, or development. By investing in an ALTA, purchasers can make informed decisions, secure comprehensive title insurance coverage, and protect themselves from future legal and financial risks.
What Is an ALTA Survey?
An ALTA Survey is a complex survey that adheres to a set of minimum standards established by the American Land Title Association and the National Society of Professional Surveyors. It includes a boundary survey plus a detailed depiction of property improvements, easements, and anything else impacting the parcel.
This highly detailed survey is often a non-negotiable requirement for commercial closings across Ohio. It’s not just about drawing lines on a map, it’s about protecting investments, verifying legal descriptions, and clearing the way for title insurance with confidence.
Read more: What is an ALTA and When Do You Need It?
How is an ALTA Survey Different?
Unlike standard boundary or mortgage locations, ALTA surveys are designed for high-stakes transactions involving commercial, industrial, and multi-use properties. They incorporate both physical and legal elements, aligning what’s on the ground with what’s in the title commitment.
The scope is extensive and may include:
- Boundary lines as calculated by the surveyor
- Easements, rights-of-way, and access points
- Building locations, parking areas, fences, and other improvements
- Encroachments or setback violations
- Utilities, flood zone data, and zoning classifications
- Table A items, tailored to lender or purchaser requirements
Because it is governed by national standards, ALTAs provide consistency which is critical for lenders and national title underwriters involved in multi-state transactions or institutional deals.
Why Does It Matter in Ohio?
Ohio’s commercial real estate landscape is diverse, and each site presents a unique set of legal and physical conditions. ALTA surveys ensure that:
- Title companies can remove standard exceptions tied to survey matters and add additional survey endorsements as requested by the lender for insurance coverage
- Lenders can confidently assess the asset’s value and risk
- Buyers avoid post-closing surprises tied to encroachments, easements, or zoning violations
These surveys are particularly valuable when dealing with properties that have complex legal histories, shared access, historical easements, or existing improvements that may not align cleanly with lot lines.
For title teams and attorneys, an ALTA survey is often the final confirmation that all deal components are in sync; from Schedule A’s legal description to Schedule B-II exceptions. It’s the surveyor’s job to reconcile those items with what exists physically on-site.
The Role of ALTA Surveys in Title Insurance
Title insurance underwriters rely on ALTA surveys to identify risks that public records alone can’t reveal. For instance:
- A driveway encroaching over a neighboring parcel
- A building setback violation that affects expansion plans
- An easement that was recorded but never physically located or onsite evidence of an unrecorded easement
- Public utilities that impact the subject parcel without benefit of an easement
Without a current ALTA survey, these risks may be excluded from coverage or force a policy to include exceptions that limit its value.
Many underwriters serving the Ohio market will not remove general survey exceptions unless a recent ALTA survey is provided and reviewed, as advised by the Ohio Department of Insurance. That means your title policy could leave you exposed to claims that an ALTA survey would have addressed upfront.
Cost vs. Risk: Why ALTA Surveys Are Worth It
An ALTA survey is more expensive than a boundary or mortgage location, but the difference is minor when compared to the financial and legal exposure that can result from missing or inaccurate site data. Closing a deal without current survey data puts buyers, lenders, and insurers at risk.
Investing in an ALTA survey means:
- Fewer title issues
- Better zoning and permitting outcomes
- Increased lender confidence
- Stronger resale or refinance positioning in the future
View our infographic: Which Do You Need? Commercial Boundary Survey or ALTA Survey
Why Choose McSteen for ALTA Surveys in Ohio?
With over five decades of experience and coverage across all 88 Ohio counties, McSteen is uniquely positioned to support complex commercial transactions with clarity and speed. Our team brings:
- Licensed surveyors with commercial expertise
- Familiarity with Ohio’s municipal zoning and permitting environments
- In-house technology and GPS systems for accuracy
- Clear communication with attorneys, title officers, and lenders
- Deep understanding of lender-specific requirements, including Table A customizations
We don’t just deliver documents; we help you close with confidence.
In commercial real estate, uncertainty is costly. ALTA surveys eliminate guesswork by aligning physical property conditions with title legal descriptions and commitment items. They are the industry standard for good reason: they protect investments, reveal hidden risks, and empower every stakeholder at the table to move forward with clarity.
Whether you’re a developer breaking ground on a new project, a title company clearing exceptions, or a lender underwriting a high-value asset, an ALTA survey is one of the most important tools in the transaction.
We are proud to be a trusted partner for land services for our clients, committed to the highest level of customer service while embracing technology and innovation to be more efficient and easier to work alongside to ensure successful real estate transactions.
At McSteen, we empower lenders, title teams, and property owners with fast, accurate surveys and inspections, so every deal moves forward with confidence.