Before ordering a survey, it helps to know who will use it and what they need to learn about the property. A homeowner replacing a fence may need to locate a property line. A lender financing a commercial building may need a survey that supports its review of title insurance.
When comparing an ALTA survey vs. boundary survey, the main difference is the scope and purpose of the work. A boundary survey establishes the location of property lines.
An ALTA/NSPS Land Title Survey includes boundary work and adds standardized information for title and lending decisions. Both address boundaries, but they serve different needs. The right choice starts with your transaction requirements.
ALTA Survey vs. Boundary Survey at a Glance
Main Purpose: A boundary survey establishes property boundaries, whereas an ALTA/NSPS Land Title Survey documents boundaries and survey-related conditions for title review.
Typical Use: Boundary surveys are typically used for clarifying property lines before making improvements or purchasing property. ALTA/NSPS surveys are commonly used to support commercial purchases or refinancing.
Who Requests It: Boundary surveys are commonly requested by property owners and buyers. ALTA/NSPS surveys are usually requested by buyers working with lenders and title professionals.
Scope: A boundary survey follows applicable surveying requirements and the agreed project scope, while an ALTA/NSPS survey follows national ALTA/NSPS standards and selected additional requirements.
First Step: For a boundary survey, start by explaining the boundary question you need answered. For an ALTA/NSPS survey, begin by obtaining the lender’s and title company’s survey requirements.
An ALTA/NSPS survey follows a defined national standard. A boundary survey’s scope depends on applicable requirements and the work agreed upon with the surveyor.
What Does a Boundary Survey Establish?
A boundary survey determines where a parcel’s property lines are located. The surveyor researches property records and evaluates evidence in the field to resolve the boundary.
That work matters because a fence does not necessarily sit on the property line. The same is true of landscaping or an area that someone has used for years.
For example, you may want to replace a backyard fence in the same location as the existing one. A boundary survey can help establish whether that location follows the property line before installation begins.
Property owners commonly request boundary surveys when they need to:
- Locate a property line before building a fence.
- Understand a boundary concern with a neighboring parcel.
- Verify boundaries before purchasing land.
- Establish the boundary information needed for a proposed improvement.
Tell the surveyor how you plan to use the results. If you need corners marked in the field or existing structures shown on the drawing, confirm those deliverables when requesting the work.
Our Property Surveys services are a starting point when your main concern is understanding your property boundaries.
What Does an ALTA/NSPS Survey Add?
An ALTA/NSPS Land Title Survey connects boundary information with survey-related matters that may affect title. It follows standards developed jointly by the American Land Title Association and the National Society of Professional Surveyors.
The work draws on title evidence as well as field observations. It documents required features and addresses relevant easements disclosed in the supplied or obtained records. An easement allows a specified use of property, such as access across part of a parcel.
This gives the transaction team a consistent survey to review alongside the title documents. A buyer can better understand the property being acquired, while the title insurer can evaluate survey-related conditions.
Some Details Must Be Requested Separately
An ALTA/NSPS survey does not automatically include every detail a buyer or developer might need. Table A identifies additional survey responsibilities that should be selected and agreed upon before work begins.
Depending on the transaction, requested items may include:
- Elevation and contour information.
- Parking-space counts.
- Flood-zone classification.
- Zoning information from a supplied report.
- Additional evidence of underground utilities.
These selections affect the scope. Share the lender’s requirements with the surveyor early so the proposal accounts for the information needed at closing.
Why Commercial Transactions May Need More Detail
A commercial purchase often involves questions that extend beyond the location of the parcel’s corners.
Consider a building that uses a driveway crossing a neighboring property. The buyer needs to understand the physical access route. The title team also needs to review the documentation supporting that use. Boundary information alone may not satisfy the transaction’s survey requirements.
An ALTA/NSPS survey helps the parties compare physical conditions with the relevant title evidence. That is why a commercial lender or title insurer may require one for a purchase or refinancing. The requirement depends on the transaction; commercial property does not automatically mean the same survey scope in every case.
Before ordering, ask the lender and title company whether they require an ALTA/NSPS survey and which Table A items they need.
How to Choose the Right Survey
Start with the question the survey must answer.
If You Need to Locate Property Lines
A boundary survey is often the appropriate starting point. Explain your planned use and confirm whether you need field markings or a drawing showing particular improvements.
If You Are Buying or Refinancing Commercial Property
Get the survey requirements from the lender and title company before requesting a proposal. Ordering a boundary survey first can create additional work if the transaction requires an ALTA/NSPS survey.
If You Plan to Develop the Property
Discuss the purchase requirements and the design requirements together. A survey prepared for title review may need additional work to support engineering design.
For example, your engineer may need detailed elevation information for drainage planning. The ALTA/NSPS standards specifically call for engineering design survey services to be negotiated when they are needed. Our Land Surveying team can help define the scope around your project.
What to Confirm Before Ordering
A clear scope helps avoid revisions close to your deadline. Before requesting a proposal, confirm:
- Who needs the survey. Identify whether it is for your own use or for a transaction.
- What requirements apply. Obtain written instructions from the lender or title company.
- What documents are available. Share existing surveys and relevant property records.
- What the deliverables must include. Discuss field markings and any additional mapping needs.
- When the survey must be reviewed. Allow time for questions before closing or construction.
If you already have a survey, provide it for review rather than assuming it will satisfy the current request. The surveyor and transaction team can determine whether an update or new work is needed.
Get the Survey That Fits Your Transaction
Choosing between an ALTA survey and a boundary survey starts with understanding how the results will be used. For a property-line question, begin with our Property Surveys services. If your lender or title company requires an ALTA/NSPS Land Title Survey, visit our ALTA Surveys page to learn more about that service.
At Anderson, we can help you define the survey scope before work begins. Share your property location and the purpose of the survey, along with any transaction requirements, so we can recommend the next step.