ALTA vs Boundary Survey: Complete Comparison

Understanding the differences between ALTA and boundary surveys to choose the right option for your property needs and transaction type.

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Quick Comparison

At-a-glance differences between survey types

Feature ALTA Survey Boundary Survey
Primary Use Commercial transactions Residential & simple commercial
Standards ALTA/NSPS uniform State-specific standards
Timeline 2-4 weeks 1-3 weeks
Cost Range $3,000 - $15,000+ $1,500 - $6,000
Detail Level Comprehensive Focused on boundaries
Title Insurance Required Often accepted

ALTA Survey

Comprehensive boundary survey meeting ALTA/NSPS standards, designed for commercial real estate transactions and complex property deals.

What's Included:

  • ✓ Precise boundary delineation
  • ✓ All improvements and structures
  • ✓ Easements and rights of way
  • ✓ Encroachment identification
  • ✓ Access and parking analysis
  • ✓ Optional Table A items

Best For:

  • • Commercial property purchases
  • • Investment property acquisitions
  • • Refinancing commercial properties
  • • Development land purchases
  • • Multi-family property transactions
  • • SBA and commercial loans

Boundary Survey

Focused survey that establishes property boundaries and identifies any encroachments, typically used for residential properties and simpler transactions.

What's Included:

  • ✓ Property boundary determination
  • ✓ Corner monument location/setting
  • ✓ Basic improvement locations
  • ✓ Encroachment identification
  • ✓ Basic legal description
  • ✗ Limited additional features

Best For:

  • • Residential property sales
  • • Property line disputes
  • • Fence installation planning
  • • Simple commercial transactions
  • • Subdivision planning
  • • Basic title insurance needs

Which Survey Do You Need?

Use this decision framework to determine the right survey type

Property Type

Choose ALTA Survey if:

  • • Commercial property
  • • Investment property
  • • Multi-family (5+ units)
  • • Development land
  • • Industrial property

Choose Boundary Survey if:

  • • Single-family residence
  • • Duplex or triplex
  • • Vacant residential lot
  • • Simple commercial property
  • • Agricultural land

Transaction Requirements

ALTA Survey Required for:

  • • Commercial loan applications
  • • SBA financing
  • • Investment property loans
  • • Title insurance (commercial)
  • • Lender requirements
  • • Complex transactions

Boundary Survey Works for:

  • • Residential mortgages
  • • Property line verification
  • • Fence installation
  • • Basic title needs
  • • Dispute resolution
  • • Simple transactions

Budget Considerations

ALTA Survey Investment:

Typical Range: $3,000 - $15,000+

Factors: Property size, complexity, Table A items

Value: Comprehensive protection, meets all commercial requirements

Boundary Survey Investment:

Typical Range: $1,500 - $6,000

Factors: Property size, accessibility, boundary complexity

Value: Cost-effective for basic boundary needs

When to Upgrade to ALTA

Sometimes a boundary survey isn't enough for your needs

Lender Requirements Change

Your lender requires an ALTA survey after initially accepting a boundary survey proposal.

Property Complexity Discovered

The property has more improvements, easements, or complications than initially apparent.

Title Insurance Issues

Title company requires ALTA survey to resolve exceptions or provide coverage.

Future Development Plans

You're planning significant improvements or development that requires comprehensive data.

Frequently Asked Questions

Common questions about choosing between survey types

Can I upgrade from a boundary survey to an ALTA survey later?

Yes, but it's typically more cost-effective to choose the right survey type initially. Upgrading may require additional field work and could extend your timeline.

Will title insurance accept a boundary survey?

For residential properties, yes. For commercial properties, most title companies require an ALTA survey to provide comprehensive coverage and remove survey exceptions.

How do I know what my lender requires?

Ask your lender directly for their survey requirements. Commercial loans typically require ALTA surveys, while residential loans may accept boundary surveys.

Is the extra cost of an ALTA survey worth it?

For commercial properties and complex transactions, yes. ALTA surveys provide comprehensive protection and meet industry standards, potentially saving money on issues discovered later.

Still Not Sure Which Survey You Need?

Our survey experts will help you determine the right survey type for your specific situation and connect you with qualified surveyors.

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