Do You Really Need an ALTA Survey for a Residential Property?

If you're buying or selling a home, or just want to better understand your property boundaries, you might have heard the term "ALTA Survey" thrown around. It's a common request — but in many residential cases, it's not actually necessary.

As a licensed land surveyor, I often get questions from homeowners and buyers about ALTA/NSPS Land Title Surveys. So let’s clear up when one is needed — and when a simple boundary or topographic survey will do just fine.

🔍 What Is an ALTA Survey?

An ALTA/NSPS Land Title Survey is a detailed, standardized survey used primarily in commercial real estate transactions. It’s designed to satisfy the requirements of lenders and title insurance companies, ensuring that the property is free of encroachments, access issues, or other legal concerns.

It includes:

• Coordination with a title company

• Review of the title commitment (Schedule B)

• Optional items from a standardized list (Table A)

• Mapping of easements, access, improvements, zoning info, and more

ALTA surveys are thorough — and come with a higher cost and longer turnaround time.

🏡 Do You Need One for a Residential Property?

In most cases, no. Unless your lender or title company specifically requires it, a standard boundary survey or boundary + topographic survey is more than sufficient for:

• Confirming property lines

• Planning a fence or structure

• Understanding slopes, drainage, or building potential

• Satisfying a local building department

Boundary surveys are faster and more affordable — and they’re exactly what most homeowners need.

✅ When an ALTA Survey Might Be Necessary on a Residential Property

While rare, here are a few scenarios where an ALTA survey might actually be required:

1. High-value or multi-parcel residential properties being financed

2. Title insurance companies requesting one for extended coverage

3. Legal disputes involving access, encroachments, or easements

4. Residential-to-commercial conversions or complex development projects

In these cases, your lender, title company, or attorney will usually let you know that an ALTA survey is needed.

🏡 Residential vs. ALTA – What’s Right for You?

Feature	Boundary/Topo Survey	ALTA Survey
Identifies property corners	✅	✅
Shows fences, walls, buildings	✅	✅
Includes title company coordination	❌	✅
Requires a title commitment	❌	✅
Meets lender/title insurance standards	❌	✅
Suitable for building, fencing, or selling	✅	✅ (but overkill)
Typical cost	Lower	Higher (more time + research)

💬 Not Sure What You Need?

If you’ve been told you need an ALTA survey — or aren’t sure what kind of survey your project requires — I’m happy to review your situation and make a recommendation. I’ll help you avoid unnecessary costs while making sure you have the right information for your property.

Contact me anytime at vhlandsurvey@gmail.com– Brandon Van Horn, VH Land Survey LLC