When you’re buying or selling commercial property in Texas, there’s one important step that can’t be skipped: getting an ALTA Survey. This special type of land survey plays a key role in real estate deals, especially when lenders and title companies are involved. Without it, the closing process can face major delays—or even fall through.
Why is an ALTA Survey Required in Texas Real Estate Deals?
In Texas, an ALTA Survey is often required for commercial property sales. This is because lenders and title insurance companies need to be sure there are no surprises about the land’s boundaries or legal issues.
Here’s why it’s important:
- It helps confirm the legal description of the land
- It shows any risks that could affect the property’s value or use
- It helps lenders and buyers avoid future legal problems
- It makes sure the property meets local zoning and building rules
Without an ALTA Survey, buyers and lenders could be exposed to serious risks after the deal closes.
How is an ALTA Survey Different from a Boundary Survey?
A boundary survey is a basic survey that shows the property lines. It’s often used for smaller deals or residential properties.
An ALTA Survey, on the other hand, is much more detailed. It includes:
- Information from the title report
- Easements and restrictions
- Buildings, fences, parking lots, and other improvements
- Optional items chosen by the buyer or lender (called “Table A items“)
Think of a boundary survey as a simple map, while an ALTA survey is a complete report made for real estate professionals.
Texas-Specific Requirements for ALTA Surveys
In Texas, some details can make ALTA Surveys a bit different than in other states.
For example:
- Many properties in Texas have easements for oil and gas lines, which must be shown on the survey
- Access rights are a big issue in rural areas, so surveyors need to check road connections
- Some buyers ask for extra items like flood zone info, zoning details, or utility locations (Table A items)
Texas also requires that ALTA Surveys be done by a licensed Registered Professional Land Surveyor (RPLS).
Timeline and Costs for an ALTA Survey in Texas
The time and cost of an ALTA Survey in Texas can vary depending on the property.
Typical timeline:
- 2 to 4 weeks for most properties
- More time may be needed if the land is large or complex
Typical cost:
- $2,000 to $5,000+
- Larger or more detailed surveys can cost more
- Adding optional Table A items also increases the price
To help speed up the process, it’s a good idea to provide the title report and legal documents early.
Who Orders and Pays for the ALTA Survey?
In most cases, the buyer or lender orders the ALTA Survey during the due diligence period.
The cost is usually paid by:
- The buyer, especially in commercial deals
- Sometimes the seller, if it’s part of the contract agreement
It’s also common for the seller to provide an older survey, but lenders often require a new or updated one.
Final Thoughts
An ALTA Survey is a key part of any commercial property deal in Texas. It protects everyone involved—from buyers and lenders to title companies—by clearly showing what’s on the land and what legal issues might exist. Knowing how it works can help make the real estate closing process smoother, faster, and more secure.
