ALTA vs. Boundary Survey: Which One Do You Need?

What Is a Boundary Survey?

A boundary survey determines the precise location of property lines based on legal descriptions, recorded deeds, and physical evidence found on-site (such as fence lines, monuments, and pins).

🔍 Key Purposes of a Boundary Survey:

• Identifying property corners
  
  

• Locating boundary lines between adjoining parcels
  
  

• Ensuring structures (fences, buildings, driveways) do not encroach
  
  

• Satisfying local permitting or zoning requirements
  
  

• Supporting minor real estate transactions
  
  

🛠️ What’s Typically Included:

• A field survey with physical monumentation of corners
  
  

• Record research of deeds and plats
  
  

• A CAD-generated plat or map
  
  

• Legal description updates if needed
  
  

Boundary surveys are more limited in scope than ALTA/NSPS surveys but are suitable for residential lots, small rural tracts, or transactions with minimal title insurance requirements.

What Is an ALTA Survey?

An ALTA/NSPS Land Title Survey is a much more detailed survey used in commercial real estate transactions. It follows strict national standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).

📄 ALTA Survey Requirements:

• Compliance with the NSPS Minimum Standard Detail Requirements (2021 revision currently in effect)
  
  

• Coordination with title companies and attorneys
  
  

• Inclusion of easements, encroachments, rights-of-way, access points
  
  

• Mapping of improvements, utilities, and Table A optional items
  
  

• Endorsement-ready for title insurance purposes
  
  

Unlike a boundary survey, an ALTA survey is often a requirement for title insurers and lenders to issue comprehensive coverage — particularly when large sums or institutional capital are involved.

ALTA vs. Boundary Survey: Key Differences

Understanding the NSPS Standards (Explained Simply)

The NSPS standards form the backbone of any ALTA survey and were last updated in 2021. These standards establish:

• Required research methods
  
  

• Mapping conventions
  
  

• Accuracy thresholds
  
  

• Coordination with Schedule B-II of the title commitment
  
  

• Inclusion of physical features (buildings, utilities, fences, etc.)
  
  

📝 The 2021 NSPS Update Includes:

• Clarified definitions of utilities and how they must be represented
  
  

• Enhanced focus on access and visible evidence of easements
  
  

• Better integration between the title commitment and survey deliverable
  
  

Understanding these standards ensures your ALTA survey is compliant and insurable — and minimizes legal exposure later in the development or disposition process.

When Do You Need an ALTA Survey Instead of a Boundary Survey?

Here’s a breakdown of typical scenarios where an ALTA survey is the right choice:

✅ 1. You're Closing a Commercial Real Estate Deal

Lenders and title insurers often require an ALTA survey to eliminate survey exceptions. Without it, buyers may not be covered for disputes involving easements, encroachments, or access.

Example: You're purchasing a $3.2M office park in Houston. Your lender requires a title policy with extended coverage — which is only possible with a certified ALTA survey.

✅ 2. You Need Title Insurance With No Survey Exceptions

An ALTA survey allows the title insurer to remove general survey exceptions, giving you a clear picture of:

• Recorded and unrecorded easements
  
  

• Access points and driveways
  
  

• Encroachments from neighboring parcels
  
  

This is critical in high-stakes deals, especially with institutional capital or REITs.

✅ 3. You're Redeveloping or Repositioning a Property

Developers need to know exact site constraints before pouring capital into construction or rezoning efforts. An ALTA survey will show:

• Overlapping easements
  
  

• Encroachments into setback zones
  
  

• Underground utility corridors
  
  

✅ 4. You're Selling or Subdividing a Commercial Lot

Buyers (and their attorneys) will often request an ALTA survey as part of due diligence — especially if the property is complex, such as:

• A mixed-use parcel
  
  

• A multi-tenant industrial park
  
  

• Property near railroads, pipelines, or utility corridors
  
  

When Is a Boundary Survey Sufficient?

Boundary surveys are sufficient for:

• Residential transactions
  
  

• Small rural tracts
  
  

• Internal property line disputes
  
  

• Installing fences or small structures
  
  

• Legal compliance with local permitting
  
  

If no title insurance upgrade is needed and there's no lender requiring enhanced coverage, a boundary survey may be all you need.