A commercial deal can move fast right up until the survey lands on the table. Suddenly there are boundary notes, easement flags, and comments from the lender’s lawyer that nobody wants to read closely under deadline pressure.

An ALTA survey exists to answer questions before they turn into closing problems. It combines a boundary survey with title research to show exactly what you are buying and what conditions come with it.

If you are closing on commercial property, these are the questions worth answering before you sign anything.

Does the Survey Match the Property Being Purchased?

The first question sounds simple, but it matters a lot. Does the legal description on the survey match the legal description in your purchase agreement and title commitment?

Mistakes here happen more often than buyers expect, especially on properties that have been split, combined, or re-mapped over time. Wilmington has seen a lot of this as older commercial lots get redeveloped or divided for mixed use.

Check that these details match across all your documents:

• The legal description matches word for word
• The acreage or square footage stays the same
• Any recent lot splits or combinations show up correctly
• The survey covers the whole property, not just part of it

If anything looks off, tell your surveyor and title company before closing, not after. A mismatch found after closing is much harder to fix.

Are Access Conditions Consistent With Buyer Expectations?

Commercial property often depends on certain access points, whether for customers, deliveries, or tenant traffic. An ALTA survey shows the real access conditions, and they do not always match what a buyer assumed during talks.

This is where things like shared driveways, access easements, and curb cut spots come into play. A property that seemed to have direct road frontage might actually depend on an easement across a neighbor’s land.

Common Access Issues to Check

commercial areas mix older lots with newer development. This sometimes creates access setups made decades ago. Worth confirming before closing:

• Whether access is direct or depends on an easement
• Whether shared access agreements are recorded and still valid
• Whether curb cuts and driveway spots match your plans
• Whether truck or delivery access meets your needs

If your business plan depends on a certain type of access, check it against the survey instead of assuming it based on how the property looks now.

Which Survey Findings Need Resolution Before Closing?

An ALTA survey often turns up findings that need attention before a deal can close cleanly. Not every finding is a dealbreaker, but each one needs a clear answer.

Common findings that need to be settled include:

• A structure or fence crossing onto the land from next door
• Gaps between the survey and recorded easements
• Improvements that seem to break a setback rule
• Boundary line conflicts with a neighboring lot

Some findings get fixed with a simple explanation or an updated document. Others may need talks with the seller, a note from the title company, or in some cases a choice to walk away from the deal.

Rules for fixing these findings can differ by lender, title company, and county. Ask early who needs to sign off before your closing date is locked in.

Have Lender and Title Survey Comments Been Cleared?

Lenders and title companies often study the ALTA survey closely. They often make their own list of comments or required changes. These comments need to be cleared before the survey counts as final for closing.

This gets missed more often than it should, especially when deal timelines get squeezed near the end. A survey that looks done to the buyer might still have open items from the lender’s side.

Steps worth confirming before closing:

• All lender comments have been addressed and written down
• Title company requirements about the survey are met
• Any required survey notes or endorsements have been issued
• Updated survey pages, if needed, have been sent to everyone involved

If your closing date is firm, leave extra time for this back and forth. Lender and title review can take longer than buyers expect, especially on complex commercial properties.

Is the Final ALTA Survey Ready for Closing?

The last question ties everything together. Is the survey in its final, approved form, and has it reached everyone who needs it?

This includes the buyer, seller, lender, title company, and any lawyers involved in the deal. A survey that is technically done but sitting unread in someone’s inbox is not actually ready.

Before closing, confirm:

• The final survey has been signed and sealed by the licensed surveyor
• All parties have gotten and reviewed the final version
• Any last-minute changes have been added in
• The survey date is recent enough to show the real site conditions

Survey rules can differ by deal type and lender. If your deal involves a loan, ask your lender directly what their final review process looks like. Confirming this early protects your closing date from last-minute delays.

Frequently Asked Questions

What is an ALTA survey?

An ALTA survey combines a boundary survey with title research using standards set by the American Land Title Association. It shows property boundaries, structures, easements, and other conditions that matter for a commercial real estate deal.

Why do commercial buyers need an ALTA survey?

It gives buyers, lenders, and title companies a detailed picture of the property before closing. This helps spot boundary issues, encroachments, or access problems that could affect the value or use of the property.

How long does an ALTA survey take to finish?

Timing depends on the size and complexity of the property, plus how much title research is needed. Properties with unclear records or many easements often take longer.