Thinking about buying or developing property? You’ve probably come across terms like “ALTA survey” and “boundary survey.” They sound similar, but they serve different purposes—and knowing the difference can save you time, money, and a lot of legal headaches.
Let’s break it down in plain English so you know exactly which survey you need (and when).
Whether you’re building a fence, refinancing your commercial property, or selling a home, a land survey gives you a crystal-clear view of where your property begins and ends. It’s more than just drawing lines on a map—surveys confirm legal ownership, reveal encroachments, and help you comply with zoning laws.
An ALTA/NSPS Land Title Survey (a mouthful, we know!) is the gold standard for commercial property surveys. It follows nationwide guidelines created by the American Land Title Association (ALTA) and National Society of Professional Surveyors (NSPS).
Think of an ALTA survey as the VIP version of a land survey. It covers:
When do you need one? If you’re buying or refinancing commercial property and working with a lender or title company, an ALTA survey is usually required.
Now let’s talk about boundary surveys—the practical, no-frills cousin of the ALTA survey. This type of survey is typically used for residential purposes or basic land disputes.
A boundary survey will:
Use this survey if you’re building a fence, resolving a neighbor dispute, or simply confirming where your land ends.
Here’s a quick side-by-side:
| Feature | ALTA Survey | Boundary Survey |
| Best for | Commercial properties | Residential properties |
| Level of detail | Very high (structures, easements) | Basic (just boundaries) |
| Used by | Lenders, title insurers | Homeowners, private landowners |
| Cost | $2,000 – $5,000+ | $500 – $2,000 |
| Time to complete | 2–3 weeks | 1–2 weeks |
| Legal weight | Required for title insurance | Used in local disputes and zoning |
Here’s a simple way to decide:
✅ Pick an ALTA survey if you’re:
✅ Go with a boundary survey if you’re:
ALTA surveys are more detailed and labor-intensive, so expect a bigger bill—often between $2,000 and $5,000+. Boundary surveys are simpler and generally range from $500 to $2,000, depending on the size and complexity of your land.
Only a licensed land surveyor can legally conduct either type. Be sure to ask:
ALTA surveys and boundary surveys both serve important roles, but they’re designed for different situations. Understanding the difference helps you avoid unnecessary expenses and ensures your project (or transaction) stays on solid legal ground.
If you’re ever unsure which one you need, talk to a licensed land surveyor. They’ll point you in the right direction—no compass needed.
1. Is a boundary survey enough for selling my home?
Usually, yes. But if there’s lender involvement or title insurance, you might need an ALTA survey.
2. Can I skip the survey if I have an old one?
Only if your land hasn’t changed—and even then, it’s risky. Laws and land use can shift.
3. Do I need a survey for a fence?
Yes. A boundary survey will help you avoid building on your neighbor’s property.
4. How long does a survey stay valid?
Most surveys are valid for about 5–10 years, but it’s best to update if you’re making changes.
5. What happens if my neighbor disputes my lines?
Get a new boundary survey and seek legal advice if the conflict escalates.
6. Why are ALTA surveys so expensive?
Because they involve extensive detail, legal documentation, and coordination with multiple parties.
