When it comes to buying land—especially commercial property, farmland, or ranches—ensuring that your investment is protected is essential. One of the most comprehensive tools available to real estate buyers, sellers, lenders, and title companies is the ALTA Survey.

Often referred to as the “Cadillac of Land Title Surveys,” the ALTA Survey stands out for its thoroughness, consistency, and legal value. This article explores what an ALTA Survey is, how it differs from other surveys, when it's necessary, and how it protects landowners.

What Is an ALTA Survey?

The term ALTA refers to the American Land Title Association, a national trade association founded in 1907. In collaboration with the National Society of Professional Surveyors (NSPS), ALTA develops and maintains detailed standards for land title surveys across the United States.

An ALTA/NSPS Land Title Survey is a high-level survey designed to meet the needs of title insurance companies, lenders, and buyers during land transactions. It provides an in-depth, standardized depiction of a property’s boundaries, improvements, easements, encroachments, zoning issues, access points, and other essential features. The result is a comprehensive legal document that supports both ownership and land use clarity.

How Does an ALTA Survey Differ from Other Surveys?

Unlike basic boundary, topographic, or construction surveys—which are often tailored for specific purposes—a certified ALTA Survey encompasses elements of all three and more. What makes it unique:

• Uniform national standards: ALTA Surveys must follow precise national guidelines that ensure consistency and legal acceptance.
• Detailed reporting: Beyond property lines, these surveys include improvements (like buildings or utilities), access points, rights-of-way, encroachments, easements, and zoning data.
• Customizable options: ALTA Surveys offer a customizable "Table A" with optional items that can be selected to suit the transaction’s specific needs—making the process both flexible and thorough.

Because of this, ALTA Surveys are often considered “loaded” with information, much like a high-end, feature-rich vehicle.

Why Might You Need an ALTA Survey?

An ALTA Survey is most commonly required in commercial, industrial, or agricultural real estate transactions. Many title insurance companies will not issue an extended coverage policy without one. Even when not required, it is often recommended to:

• Prevent boundary disputes or litigation
• Identify easements or encroachments
• Confirm zoning compliance
• Ensure access and right-of-way
• Support permitting and development planning

For buyers and investors, it provides a clearer picture of the land’s limitations and opportunities—ensuring they’re not surprised by costly legal or structural issues down the line.

When Might an ALTA Survey Not Be Necessary?

While invaluable in many transactions, ALTA Surveys may not be necessary in the following cases:

• For residential properties with recent, recorded surveys and no zoning complexities
• When no financing or title insurance is involved
• On small, unencumbered properties without shared access or infrastructure

Still, even in these cases, a basic boundary or improvement survey is often advisable.

ALTA Surveys in Agricultural and Commercial Transactions

At firms like AGPROfessionals, ALTA Surveys are a key service offered to clients involved in agricultural and commercial land transactions. With more than 50 years of combined surveying experience, AGPROfessionals brings practical knowledge and legal precision to projects ranging from large ranch properties to urban commercial sites.

Recent examples include surveying large agricultural properties in eastern Colorado and commercial projects for Syrcuit Energy Solutions, Inc. in Denver.

About the Expert:

Jason Allee, PLS is a Senior Professional Land Surveyor at AGPROfessionals. With more than 25 years of industry experience, Jason brings extensive expertise in:

• ALTA/NSPS Land Title Surveys
• Improvement Location Certificates (ILCs)
• Lot line adjustments and subdivisions
• Well location and flood certification surveys
• Easement and right-of-way descriptions
• Condominium and as-built surveys
• Topographic and construction surveys
• Metes and bounds legal descriptions

Jason has overseen surveying projects for a wide variety of property types, helping clients protect their investments with accurate and complete land documentation.

Final Thoughts

For those purchasing or developing agricultural, ranch, or commercial land, an ALTA Survey offers peace of mind and a legally defensible framework for land ownership. While it may represent a greater initial investment than simpler surveys, its value in reducing risk and ensuring transparency is unmatched.