Whether you are planning to build, resolve a property dispute, or complete a commercial real estate transaction, understanding the type of land survey you need is crucial. With over 50 years of experience, our purpose at McSteen is to secure the land where we live, work, and play. Our survey professionals help property owners, lenders, and title professionals make informed decisions.
A frequent question we are asked is about the key differences between a Boundary Survey and an ALTA Survey, and in which circumstances each is recommended or required.
What is a Boundary Survey?
A boundary survey is a highly accurate calculation of your property lines that can be relied on for property construction and other property improvements on both residential and commercial properties.
A boundary survey establishes the exact lines, corners, and limits of a property. It is essential for:
- Property owners who need to install fences, build additions, or subdivide land
- Resolving disputes between neighbors regarding property lines
- Ensuring compliance with zoning and setback regulations
- Confirming lot boundaries before purchasing land
What Does a Boundary Survey Include?
A boundary survey is the highest and most accurate survey to establish boundary lines for residential, commercial, or industrial properties and, thus, requires a significant amount of independent research and calculations, as well as literal stakes in the ground.
At McSteen, our licensed surveyors conduct thorough research, analyze historical records, and perform on-site measurements to provide a precise map of your property. We also physically mark property corners with stakes, ensuring that you have a clear, legal record of your land’s boundaries.
When performing a boundary survey, a professional surveyor pieces together research and calculations in conjunction with in-field observations and data collection, looking not just at one set of boundary lines but also all the adjoining property lines and greater surrounding right of way monumentation to ensure boundary lines make sense.
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. An ALTA survey includes a boundary survey plus a detailed depiction of property improvements, easements, and anything else impacting the parcel.
Title insurance companies and/or lenders typically require an ALTA Survey to be performed whenever a piece of commercial property is being refinanced or exchanging hands.
- Property boundaries and improvements (structures, roads, fences)
- Easements, rights-of-way, and zoning restrictions
- Encroachments and legal access to the property
- Optional Table A items, which provide additional details based on transaction needs
What Are the Benefits of an ALTA Survey?
While these surveys are more expensive than the other types, they reveal much more extensive information about real property and help to protect a real property investment. ALTA Surveys can safeguard your commercial real estate investment from claims that a title search or more basic survey may not disclose and, ultimately, help to identify the potential benefits and downfalls of ownership.
An ALTA survey includes information about property boundaries and easements, as well as improvements such as buildings, fences, trails, roads, rights of way, and other features on the property that may affect ownership of the property and may require further investigation into the possibility of title concerns. An ALTA survey can also show the means of access to the property, the zoning classification for the property, and the flood zone classification for the property.
Choosing Between a Boundary and ALTA Survey
If you need to define your property lines for construction or legal purposes, a Boundary Survey is your best option. However, if you are involved in a commercial real estate transaction, an ALTA Survey provides the detailed information required for lenders, title insurers, and buyers.
Choosing the right survey can impact your project’s timeline and success. Whether you need a Boundary Survey for property line determination or an ALTA Survey for a commercial deal, McSteen is here to help.