Many commercial real estate deals run into boundary disputes. And that’s a whole lot of potential problems right there. Imagine securing a property deal, feeling great about your new investment, and then—bam—you find out that part of it actually belongs to your neighbor.
Or that a utility company has the right to build something on your land. Total buzzkill, right? These are the kinds of issues that can throw a wrench into your plans, but they’re also issues that an ALTA/NSPS survey is designed to solve.
Let’s dig into why these surveys are so important and how they help keep things smooth, safe, and totally above board.
So, What Exactly Is an ALTA/NSPS Survey?
An ALTA/NSPS survey is basically your property’s “no surprises” report. ALTA stands for the American Land Title Association, and NSPS refers to the National Society of Professional Surveyors. Together, they’ve set up standards for a land survey that’s way more detailed than a typical boundary check.
This isn’t just a simple map with some lines drawn on it. It covers the boundaries, of course, but also a lot more: easements, access points, utility lines, flood zones—you name it. It’s a document that lays everything out so you can see exactly what you’re buying, selling, or financing, with no hidden issues lurking beneath the surface.
Why ALTA/NSPS Surveys Matter
Now, let’s get into the real reasons why you should care about these surveys. If you’re thinking about skipping it, don’t. It’s the kind of thing that can save you from some major headaches down the line.
1. It Makes Property Boundaries Crystal Clear
Let’s be real—property boundaries can get tricky. You’d think it’s just a matter of looking at where the fences are, but that’s not always the case. Sometimes things get shifted over time, and what looks like the edge of the property might not actually be where it legally begins or ends.
An ALTA/NSPS survey puts a stop to all that guesswork.
- It shows you exactly where the property lines are, so there’s no confusion.
- It also reveals any easements—those parts of your land that other people have the right to use, like utility companies running lines under your lawn.
With this survey, you’re not going to end up in a boundary dispute because the lines weren’t clear. Everyone knows where everything is, right from the start.
2. It Keeps You Out of Legal Trouble
Buying or selling a property without knowing all the legal ins and outs is a recipe for disaster. What if part of the land you thought you owned is actually off-limits? Or maybe there’s an old agreement that lets someone else use a chunk of your property.
That’s the kind of stuff that can lead to expensive lawsuits down the road. But the ALTA/NSPS survey? It shines a light on all that potential legal messiness.
- Most lenders won’t even consider financing a commercial property without one. It’s their way of making sure there won’t be any surprise legal problems later.
- Title insurance companies? They require it, too. They need to be sure they’re insuring what they’re supposed to be insuring.
By getting the survey, you’re protecting yourself from those “uh-oh” moments that can come with legal surprises. No one likes dealing with lawyers over land disputes, and this survey helps you avoid that hassle.
3. It’s a Must-Have If You’re Planning to Build
Thinking about construction? Before the bulldozers roll in, you’re going to need more than a rough idea of where the land starts and stops. You need to know what’s under the ground, what’s overhead, and where you can legally build.
This is where the ALTA/NSPS survey steps in and hands you all the critical details.
- Contractors and engineers need it to map out where utilities like gas or water lines are, so you’re not digging into something that could cause a huge delay.
- Local authorities often require this survey to issue the necessary permits, so without it, you’re stuck.
It’s simple: No survey, no construction. And no one wants to stop a project halfway through because they didn’t do their homework.
4. It Shows You Where the Utilities Are (and Where to Avoid Them)
You know what’s a nightmare on any construction site? Digging into a utility line you didn’t even know was there. The last thing you want is to break a gas line and shut down the whole project.
An ALTA/NSPS survey shows you where all the utility lines are located, so you can plan around them.
- It also lets you see where the property connects to public roads and whether you’ve got proper access for things like delivery trucks or service vehicles.
This is the kind of info that can save you big money by preventing unexpected (and expensive) issues.
5. It Helps You Make Smarter, Safer Decisions
Commercial real estate deals are serious business. They’re big investments, and no one wants to make a bad call based on incomplete information. An ALTA/NSPS survey arms you with everything you need to make confident decisions.
- Buyers get a full picture of what they’re purchasing.
- Sellers can move forward knowing everything’s out in the open.
- Lenders get peace of mind that the deal is legit and free from complications.
This survey is like a road map for the entire transaction, keeping everyone informed and on the same page.
What’s Included in an ALTA/NSPS Survey?
So, what’s in this survey that makes it so valuable? Here’s a quick look at what you’re getting:
- Exact property boundaries: No more guessing where the edges of the land are.
- Easements: Any areas where someone else has a legal right to access or use part of the property.
- Encroachments: If a neighbor’s fence or building is crossing onto your land, you’ll know about it.
- Utilities: Locations of gas, water, electricity, and sewer lines.
- Flood zones: You’ll know if the property is at risk of flooding.
- Access points: How the property connects to public roads and utilities.
This isn’t just some technical paperwork—it’s a full report that gives you the facts you need to move forward.
When Should You Get an ALTA/NSPS Survey?
Not every property deal needs an ALTA/NSPS survey, but there are times when it’s absolutely the smart move:
- Buying commercial real estate: Lenders and insurers will require it for most deals.
- Refinancing a property: If the layout has changed since the original purchase, you’ll need a fresh survey.
- Planning construction or development: Before any major changes, you need to know exactly what’s beneath your feet and where you can build.
If any of these apply to your situation, don’t skip the survey—it’s a must.
Conclusion
ALTA/NSPS surveys are the backbone of any smooth real estate deal. They keep everyone informed, avoid legal headaches, and help you make confident choices. Whether you’re buying, selling, or building, it’s the document that saves you from all the “what ifs” and costly surprises.
Ready to get your survey done? Highland Surveying is the team to call. They know the ins and outs of commercial real estate and can make sure you get the information you need—quickly and accurately.
Don’t leave anything to chance. Let Highland Surveying guide you through the process so you can focus on making the best investment possible.
