ALTA vs Boundary Survey

Two different surveys serving different purposes. Here is when you need each one, what they cost, and how to decide.

Quick Answer

An ALTA survey is a comprehensive title survey that includes boundary lines plus easements, encroachments, utilities, zoning compliance, flood zones, and Table A items. It follows ALTA/NSPS 2021 national standards and costs $2,500 - $10,000+.

A boundary survey identifies property lines, corners, and dimensions only. It follows Florida state standards and costs $500 - $1,500. Choose ALTA for commercial closings, boundary for residential needs.

Side-by-Side Comparison

How ALTA and boundary surveys differ across every major factor.

Feature ALTA Survey Boundary Survey
Purpose Comprehensive title survey for lenders and title companies Property line identification and marking
Standards ALTA/NSPS 2021 Minimum Standard Detail Requirements State-level (Florida Chapter 5J-17, F.A.C.)
Scope Boundary + easements, encroachments, utilities, zoning, flood zones, Table A items Property lines, corners, dimensions, area
Typical Use Commercial real estate closings, refinancing, construction loans Residential purchases, fences, pools, neighbor disputes
Cost $2,500 - $10,000+ $500 - $1,500
Turnaround 2 - 4 weeks 3 - 10 business days
Deliverable Certified plat naming surveyor, title company, lender, and buyer Survey plat filed per Florida statutes
Title Research Yes — deed, easement, and encumbrance review required Limited — legal description and recorded plat only
Flood Zone Info Yes (Table A Item 3 — FIRM panel, zone, date) Not included unless separately requested
Zoning Compliance Yes (Table A Items 6a/6b — setbacks, height, FAR) Not included
Required By Most commercial lenders and title insurers County building departments (fences, pools, additions)

* Cost and turnaround vary by property size, complexity, and county. South Florida adds 15-20%.

What Each Survey Includes

ALTA/NSPS Survey

  • Property boundary lines, corners, and area
  • All easements and encroachments from title documents
  • Improvement locations (buildings, fences, driveways)
  • Utility locations (surface and underground)
  • Flood zone classification (FEMA FIRM data)
  • Zoning setbacks, height, and floor area restrictions
  • Table A optional items (selected by lender/title company)
  • Certified plat with surveyor, lender, buyer, and title company named

Boundary Survey

  • Property boundary lines and corners
  • Lot dimensions and calculated area
  • Iron rod or monument placement at corners
  • Survey plat with legal description reference
  • No easement or title document research
  • No flood zone or zoning information
  • No utility or improvement mapping
  • No Table A items or lender certification

Which Survey Do You Need?

Choose an ALTA Survey When...

  • 1. You are buying or refinancing commercial property
  • 2. Your lender or title company requires ALTA/NSPS standards
  • 3. You need title insurance for the transaction
  • 4. The property has complex easements, encroachments, or zoning
  • 5. You are applying for a construction or development loan

Choose a Boundary Survey When...

  • 1. You are buying or selling a residential home
  • 2. You need to install a fence, pool, or addition
  • 3. You have a property line dispute with a neighbor
  • 4. Your county building department requires a survey for a permit
  • 5. You want to know exactly where your property lines are

When You Need Both Surveys

In some situations, you may need both a boundary survey and an ALTA survey at different stages of the same project. An ALTA survey always includes boundary determination, so if you know you will need ALTA, there is no reason to get a separate boundary survey first.

1

Property purchase with later development: Get an ALTA for the closing (satisfies the lender). The ALTA includes boundary information, so you can use the same survey data for your building permit application.

2

Existing owner planning commercial work: If you already own the property and need a construction loan, the lender will likely require an ALTA survey even though you may already have a boundary survey on file.

3

Residential purchase where the title company flags issues: You may start with a boundary survey for closing, and the title company then requests ALTA-level detail after discovering easement concerns or encroachments.

Our recommendation: If there is any chance you will need ALTA-level detail, get the ALTA survey from the start. Upgrading later costs more than doing it right the first time.

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ALTA vs Boundary Survey FAQs

Is an ALTA survey required for residential properties?
Not usually. Most residential lenders accept a standard boundary survey for single-family home purchases. ALTA surveys are standard for commercial transactions. However, some residential lenders may require an ALTA survey for high-value properties or properties with complex title histories. Check with your title company or lender to confirm what they need for your specific closing.
What are Table A items on an ALTA survey?
Table A items are optional survey requirements defined in the ALTA/NSPS 2021 standards. There are 20 items covering additional details like flood zone classification (Item 3), gross land area (Item 4), zoning setbacks (Items 6a/6b), building dimensions (Items 7a-7c), utility locations (Items 11a/11b), and adjoining owner names (Item 13). Your lender and title company select which items are required. Each additional item increases the survey scope and cost.
Can a boundary survey be upgraded to an ALTA survey?
Yes, in most cases. If a licensed surveyor recently completed your boundary survey, they can often expand it to meet ALTA/NSPS standards by adding title research, easement identification, improvement locations, Table A items, and the required certification. This is typically cheaper than starting from scratch — expect to pay 50-70% of a full ALTA survey cost for the upgrade, depending on how much additional work is needed.
How long is an ALTA survey valid?
There is no fixed expiration date. However, most lenders and title companies require ALTA surveys to be less than 90 days old for closing. If conditions on the property have not changed, a surveyor can recertify an older ALTA survey (typically within 6-12 months of the original) for 40-60% of the cost of a new survey. After 12 months, or if improvements have been made, a new survey is usually required.
Who pays for the ALTA survey?
In most Florida commercial transactions, the buyer pays for the ALTA survey because the buyer and their lender need the information for title insurance and financing. However, this is negotiable in the purchase contract. Some sellers provide an ALTA survey as part of their due diligence package. For residential transactions, the buyer typically pays for any required survey. Your real estate attorney can advise on what is customary for your deal.

Related Guides

ALTA Survey Cost Guide

Table A items explained with full cost breakdown.

Boundary Survey Cost

2026 pricing by lot size, urban vs rural.

Land Survey Cost Guide

Complete pricing for all 10 survey types in Florida.

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