Most people buying property assume that one survey is much the same as another. You hire someone, they measure the lot, they give you a map. Job done.
That thinking can be expensive.
An ALTA survey works differently. It follows a national standard set by the American Land Title Association and the National Society of Professional Surveyors. Every licensed surveyor completing one must meet the same requirements, no matter the state. In February 2026, those requirements were updated under the new ALTA/NSPS Minimum Standard Detail Requirements, the first revision since 2021. A standard boundary survey does not operate at that level of detail or accountability.
What Is an ALTA Survey?
A standard property survey, often called a boundary survey, tells you where your property lines are. It locates corners, notes dimensions, and flags whether any fence or structure crosses those lines. For a basic residential purchase, that is often enough.
An ALTA survey covers all of that and goes further. It cross-references the title commitment, which is the legal document listing everything on record against the property: easements, rights-of-way, restrictions, and encumbrances. The surveyor must physically locate those items on the land and show them on the final certified map. A standard survey carries no such requirement. That difference matters significantly in any commercial transaction.
What an ALTA Survey Catches That Others Do Not
An ALTA survey documents several categories of information that a standard boundary survey is not required to address:
- Recorded easements and their physical location on the property
- Encroachments from neighboring structures or improvements
- Zoning classifications and building setback violations
- Parking space counts and driveway access conditions
- Visible evidence of unauthorized use or adverse possession
What Easements Does an ALTA Survey Reveal?
An easement gives another party the legal right to use part of your land. Utility companies, neighboring owners, and local governments can all hold them. Many were recorded decades ago and sit buried in title documents that most buyers never read carefully.
A standard survey will not show you where those easements sit on the ground. An ALTA survey will. A utility easement running through the middle of a parcel you plan to build on is a serious problem. Under the 2026 ALTA/NSPS update, surveyors are also required to notify the title insurer if they find a recorded easement that was not listed in the title commitment. That protection was not part of earlier standards.
How Does an ALTA Survey Identify Encroachments?
An encroachment happens when something from a neighboring property crosses onto yours, or when something on yours extends into theirs. That could be a building overhang, a retaining wall, a driveway, or an underground structure.
Standard surveys may catch these, but are not required to. An ALTA survey is. A 2026 report from Pratt & Associates noted that property disputes in one Santa Clara County HOA rose by 40 percent in 2024, with many cases traced to undetected boundary and easement issues. An ALTA survey surfaces those problems before a deal closes, not after.
Can an ALTA Survey Catch Zoning Violations?
Yes. ALTA surveys can include zoning classifications and building setback lines as optional Table A items. Setbacks define how close a structure can legally sit to a property line. If a building on the property already violates those requirements, that violation becomes the buyer’s responsibility after closing. In Santa Clara County, where the Department of Planning and Development tracks zoning designations across all parcels, setback violations are not always visible during a site visit.
Does an ALTA Survey Document Parking and Access?
For commercial properties, the survey can document the number of parking spaces and confirm whether access driveways meet local requirements. On retail sites or any property where parking ratios affect financing, this detail carries real weight in the approval process.
What Evidence of Adverse Use Does an ALTA Survey Flag?
An ALTA survey requires the surveyor to note any visible signs of unauthorized activity on the property, such as storage, unpermitted access, or occupation by others. Left undetected, these situations can develop into adverse possession claims after closing. A standard survey does not ask for this information.
Why Lenders and Title Companies Require It
Commercial lenders and title insurers require an ALTA survey because it is the only survey type that ties physical field observations directly to recorded title documents.
When commercial real estate deals run into trouble, the cause often traces back to something already present on the property. An easement that blocked a planned expansion. An encroachment that voided the title insurance. A setback violation that stopped a permit.
In Santa Clara County, where the median property sale price sits at $1,462,000 and commercial transactions regularly reach into the millions, skipping this survey carries real financial risk. The cost of an ALTA survey is a small fraction of what a single undiscovered easement dispute can generate in legal fees.
What It Costs and How Long It Takes
In the Bay Area, an ALTA survey typically costs between $2,000 and $10,000, depending on property size, complexity, and which Table A items are included.
Typical cost ranges:
- Standard commercial parcels: $2,000 to $5,500
- Large or complex sites: $5,500 and above
Typical timeline:
- Most properties: two to four weeks from contract to delivery
- Sites with extensive public records research: potentially longer
The process takes longer than a standard survey because the surveyor must review the title commitment, research records at the Santa Clara County Recorder’s Office, complete field measurements, and produce a map that meets national standards.
What to Ask a Surveyor Before Starting an ALTA Survey
Before ordering an ALTA survey, confirm that the surveyor holds a current California license and works to the 2026 ALTA/NSPS Minimum Standard Detail Requirements, which took effect on February 23, 2026. If they cannot answer that clearly, look elsewhere.
A qualified surveyor will also ask for the title commitment before field work begins. That document tells them which recorded easements and encumbrances to locate on the property. If your surveyor does not ask for it, the job is not being done correctly.
Frequently Asked Questions
What does an ALTA survey include that a boundary survey does not?
An ALTA survey includes everything a boundary survey covers, plus a cross-reference of the title commitment, physical location of all recorded easements and encumbrances, documentation of encroachments, and optional items such as zoning setback lines, parking space counts, and utility locations. A boundary survey is not required to address any of those elements.
Is an ALTA survey required in California?
California state law does not mandate it, but most commercial lenders and title insurers require one before approving financing or issuing title insurance on a commercial property. It is effectively a standard requirement for commercial real estate transactions in the state.
Who orders the ALTA survey in a real estate transaction?
The buyer or their lender typically orders the survey. In some transactions, the lender will specify which surveyor to use or require that the surveyor hold a current California license. The surveyor is engaged to serve the buyer’s and lender’s due diligence process.
How current does an ALTA survey need to be?
Most lenders require that the survey be current at the time of closing. If a transaction takes several months, lenders may ask for an updated survey or a recertification. Check with the lender and title company early to confirm their specific requirements.
What are ALTA Table A items and do you need them?
Table A items are optional additions a client can request as part of an ALTA survey. Common selections include topographic data, underground utility locations, zoning setback lines, and parking space counts. Which items you need depends on how the property will be used and what the lender or title company requires.
Land Surveyors are professionals who make precise measurements to determine the size and boundaries of a piece of real estate. While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:
