Commercial lenders and title companies require an ALTA (American Land Title Association) survey. It is a standardized product that ensures everyone is looking at the same data.
Table A Items
The core of the ALTA survey is "Table A," a checklist of optional items that the client can request. Critical items for developers include:
- Item 6 (Zoning): The surveyor lists the current zoning classification and setbacks.
- Item 8 (Utilities): Shows visible evidence of utilities (manholes, catch basins).
- Item 9 (Parking): Counts the actual number of striped spaces.
- Item 11 (Utilities): Shows underground utilities based on utility company markouts.
Easements
The ALTA survey plots every easement listed in the title report. This is crucial. You don't want to design a building only to find out there is a 20-foot wide sewer easement running right through the lobby.
Encroachments
The survey will show if the neighbor's retaining wall is on your property, or if your building is over the setback line. These "encroachments" must be resolved before closing.
Conclusion
An ALTA survey is expensive ($3,000 - $10,000+), but it is the only way to know exactly what you are buying. Always order Table A Item 11 (Underground Utilities)—it saves headaches later.