If you've ever bought real estate, you probably know that getting a property survey is a common step. However, not all surveys are created equal. You might get a Boundary Survey, Topographic Survey, or Construction Survey depending on the property type. If you're purchasing commercial property, a farm, or ranch land, one survey stands above the rest: the ALTA Survey, often called 'the Cadillac of Land Title Surveys.' Here's what makes it unique and why it's worth considering.
I sat down with AGPROfessionals Senior Professional Land Surveyor, Jason Allee to learn more about this "Cadillac of All Surveys," what makes it the gold standard, and why getting an ALTA Survey is often a wise decision.
What Is ALTA?
Me: Hi, Jason. Thanks for being here. Mention "Cadillac" in just about any context; you've got my attention! But it sounds like we're talking about a survey this time, which makes sense since you are a Professional Surveyor.
Maybe we should start off with some background. What is an ALTA?
JA: I'm glad to help. ALTA stands for American Land Title Association. ALTA, along with the NSPS (National Society of Professional Surveyors), set standards for land title surveys. ALTA was formed in 1907, so it's over 100 years old.
How Is an ALTA Survey Different from Other Surveys?
Me: What is an ALTA Survey, and how is it different from the other surveys one can get done?
JA: The ALTA Survey is nationally regulated. Its standards are governed by ALTA and NSPS. It's a comprehensive survey for both title and land use purposes. While other surveys may only cover property boundaries, terrain, or construction needs, an ALTA Survey combines all those elements.
Me: What makes this type of survey "the Cadillac "?
JA: I think the reference to this was because these surveys come "loaded," if you will. You get a complete boundary survey and an entire improvement survey that meets strict standards. And like a Cadillac, you can choose from several add-on options to make it even more robust if you want or need to do so.
Why Should You Get an ALTA Survey?
Me: Wow – it sounds like a no-brainer that every transaction probably needs an ALTA Survey.
JA: This is especially true for agriculture and commercial properties. Many title insurers require an ALTA survey before issuing comprehensive title insurance, but I always highly recommend one for transparency and peace of mind. It can prevent costly disputes or unexpected limitations on land use.
Me: Disputes and limitations? Like what?
JA: Things like easements (legal rights allowing others to use parts of your land), rights of way (such as roads or utility lines), and land use concerns—like zoning violations, setback issues, or encroachments on neighboring properties. These are not good surprises for a property buyer.
When Might an ALTA Survey Not Be Necessary?
Me: I agree. Those are critical things for AGPROfessionals' clients to know. But are there any situations when this type of survey wouldn't be needed?
JA: Maybe not if the property isn't financed and there aren't any zoning issues, or maybe not for small residential properties where previous surveys have been recorded.
AGPROfessionals' Expertise with ALTA Surveys
Me: I'm guessing that AGPROfessionals does this type of survey?
JA: AGPROfessionals does ALTA Surveys all the time! We have over 50 years of combined surveying experience. As you know, our agricultural clients often deal in land transactions, and the ALTA Survey is a great "one-stop shop option" for their survey needs. Really – any land transaction involving large (or even small) agricultural properties or commercial-type properties will benefit from one of these surveys.
Me: Tell me more.
JA: Since I've been with AGPROfessionals, we've covered many properties with this survey - from a large ag site in eastern Colorado to a small commercial location in downtown Greeley.
Recently, we completed survey projects for Syrcuit Energy Solutions, Inc. in Denver. These involved massive ranch-style properties.
Final Thoughts
If you're considering purchasing agricultural or commercial land, an ALTA Survey could save you time, money, and headaches. AGPROfessionals' expert team is ready to help.
Contact us to ensure your property investment is secure and informed.
About Jason:
Senior Professional Land Surveyor, AGPROfessionals
Jason Allee has over 25 years of experience in land surveying. He has held numerous roles in the industry and most recently held the titles of Director of Office Operations and Project Manager for twelve years at his previous firm.
Jason's expertise includes:
- ALTA/ACSM Land Title Surveys
- Land Surveys
- Improvement Surveys
- ILCs, Subdivisions
- Re-subdivisions
- Vacation Plats
- Lot Line Adjustments
- Family Farm Divisions
- Well Location Plats
- Topographic Surveys
- Construction Surveys
- Condominium Surveys
- Metes and Bounds Property Descriptions
- Aliquot Property Descriptions
- Right-of-Way Descriptions
- Easement Descriptions
- Grade Certifications
- Flood Certifications
- Elevation Certifications
- Set Back Certifications
- As-Built Survey