Land surveys – including aerial land surveys – are versatile tools used in a wide range of settings, from land disputes to zoning regulations to health department identification. One of the more common uses for land surveys is to identify boundary lines.
To do this, an organization will typically require what’s known as a boundary survey – a land survey that identifies the boundaries of a property. But in some cases, what an organization really needs is an American Land Title Association (ALTA) survey. These surveys are also used to identify boundaries, but they also differ in many ways, such as the level of detail needed, the scope of the project, and the intended use.
What is a Boundary Survey?
Boundary surveys are a type of land survey. They are a way to collect accurate data to identify parcels of land. Boundary surveys, properly conducted, identify legal property lines based on recorded deeds, subdivision maps, physical evidence on-site, and the data collected from aerial survey technology.
Boundary surveys are often performed when:
- A property owner has built plans to build a fence, structure, or improvement near a property line and would like to verify its location
- A parcel is being bought or sold, particularly if there is no recent survey on file
- There is a dispute or uncertainty about the location of property lines
- A lot is being subdivided or combined with another parcel
Every inch of a property affects the square footage. Obtaining a clear understanding of where one property ends and another begins is an important part of property ownership and development.
What is an ALTA Survey?
An ALTA/NSPS Land Title Survey is a more detailed and standardized type of survey designed primarily for commercial real estate transactions. Governed by the joint standards of the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS), it includes all the components of a boundary survey but expands well beyond property lines. For example:
it includes not only the location of the property boundaries but also a wide array of critical details that may impact land use, financing, development, and legal compliance. This includes:
- Easements and Rights-of-Way – Identification and location of any legal rights granted to others to use a portion of the property, whether underground, on the surface, or overhead.
- Encroachments – Documentation of any physical intrusions onto or from neighboring properties, such as fences, walls, or driveways that cross property lines.
- Access Points – Verification of legal access to public roads or shared driveways.
- Improvements – Location of all visible structures and features on the property, such as buildings, parking lots, utilities, signs, and landscaping.
- Zoning and Setback Information – Documentation of how the land is zoned, including height restrictions, permitted uses, and required setbacks from property lines.
- Flood Zone Classification – Identification of whether any portion of the property is located within a FEMA-designated flood zone.
- Utilities and Infrastructure – Mapping of visible utility lines (electric, gas, water, sewer) and, in some cases, underground utilities if records are available.
- Table A Items – Optional items selected by the client that further increase the scope of the survey, such as the square footage of structures, the location of specific utility markers, or detailed topographic data.
ALTA surveys are often required in several settings, especially with regards to commercial property purchases, obtaining title insurance, when documentation is needed to address those additional features of ALTA surveys, or some type of stakeholder (buyer, investor, etc.) needs a more complete picture of the risks and limitations of a property.
An ALTA survey is one of the most comprehensive land survey options available. It provides a thorough overview of both visible and record-based information and is used to eliminate uncertainty in high-value or legally complex transactions.
Biggest Differences Between ALTA and Boundary Surveys
Both surveys do map property lines. But their similarities tend to stop there, especially given the level of detail involved in ALTA surveys. Boundary surveys are more for general use and development. ALTA surveys are for more complicated projects, like commercial real estate transactions, out-of-state transactions and high-valued transactions.
Boundary surveys are typically limited to identifying corners and boundary lines and showing improvements without the benefit of a comprehensive ALTA title report. ALTA surveys include additional information like easements, encroachments, zoning data, utilities, covenants and restrictions (C&Rs), and more. Documentation differs as well, from relatively standard (but still detailed map with property limit lines for boundary surveys to detailed documentation for ALTA surveys.
Although ALTA surveys are more comprehensive, they are also more time-consuming and costly than standard boundary surveys. That is why selecting the right survey type depends on the project’s specific requirements.
Choosing the Right Survey for Your Needs
If your goal is to identify where your property begins and ends, a boundary survey is typically sufficient. But when a transaction involves commercial property or legal protections such as title insurance, an ALTA survey may be required to satisfy lender or legal expectations.
If you need help determining what survey is best for you, or you’re looking for someone to help with your aerial survey needs in the Long Island area, please reach out to Aerial Land Surveying today.