The Difference Between a Boundary Survey and an ALTA Survey

 

Introduction

Not all surveys are created equal. Whether you're purchasinga home or managing a commercial property transaction, choosing the correctsurvey type is essential to avoid legal headaches, financing delays, andpotential property disputes. In this post, we’ll explore the differencesbetween boundary surveys and ALTA/NSPS Land Title Surveys and help youdetermine which one best fits your needs.

 

What Is the Difference?

A **boundary survey** identifies the limits of a specificproperty. It marks corners and lines, identifies encroachments, and mapsimprovements relative to the boundaries. These surveys are most commonly usedin residential real estate to confirm lot lines for building fences, sheds,pools, or additions.

 

An **ALTA/NSPS Land Title Survey**, however, is a far moredetailed type of survey. Governed by standards set by the American Land TitleAssociation (ALTA) and the National Society of Professional Surveyors (NSPS),it includes all the features of a boundary survey—plus zoning information,easements, access points, utility locations, legal descriptions, and much more.It’s the gold standard for commercial real estate transactions because itprovides all the information necessary for title insurance underwriters toissue extended coverage.

 

Why It Matters

For residential property owners, a boundary survey givespeace of mind and protects investments during home improvements. But for**commercial investors, lenders, and title companies**, an ALTA survey is oftenrequired before financing can be approved or insurance issued.

 

Failing to provide the right survey can result in:

- Delays in real estate closings

- Inability to secure title insurance

- Legal disputes over encroachments or easements

- Violations of zoning laws or building codes

 

Common Misconceptions

Many clients mistakenly believe all surveys are essentiallythe same, or that an ALTA survey is just a “fancier” boundary survey. Othersassume a previous survey is still valid even if the property has changed handsor been modified.

 

Another common misconception: that a cheaper survey willsuffice for a commercial transaction. This often results in lenders rejectingthe survey, requiring a new one, and delaying the deal.

 

How a Professional Survey Helps

A licensed, experienced surveyor will:

- Guide you toward the correct type of survey for yourspecific use case

- Identify risks such as encroachments, outdated platting,or easement conflicts

- Ensure that the deliverable meets Florida’s legal andindustry requirements

- Provide support for permitting, title insurance, ormortgage underwriting

 

At First Choice Surveying, we specialize in both boundaryand ALTA surveys and will work closely with your title company, lender, or realestate attorney to get it right the first time.

 

Conclusion

Choosing the correct survey is not just a formality—it’s acritical step in protecting your investment. Whether you're securing financingfor a commercial deal or simply building a backyard fence, First ChoiceSurveying has the tools, experience, and local knowledge to deliver accurateand compliant surveys every time.

 

**Contact us today** to learn more or request a quote.

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