Common ALTA Survey Errors to Avoid
Table of Contents
Understanding Common ALTA Survey Errors and Their Impact
Why ALTA Survey Accuracy Matters in Real Estate Transactions
How Errors Affect Closing Timelines and Title Insurance
Boundary Discrepancies and Property Line Disputes
Identifying Boundary Line Conflicts Early
Monument Location and Measurement Accuracy
ALTA Survey Checklist: Pre-Survey Preparation
Documentation Review and Title Research
Site Conditions and Existing Improvements
ALTA Survey Requirements and Scope Definition
Table A Items and Scope-Change Mistakes
Survey Standards and Positional Accuracy
ALTA Survey Title Commitment Coordination
Easements, Encroachments, and Unrecorded Interests
Resolving Conflicts Between Survey and Title Documents
How to Review a Completed ALTA Survey
Verification Steps and Quality Control
Common Red Flags and When to Request Revisions
ALTA Survey Turnaround Time and Project Delays
Timeline Management and Closing Coordination
Responsibility Matrix: Buyer, Lender, Title Company, and Surveyor
Conclusion
Frequently Asked Questions
Last Updated: October 6, 2026
Understanding Common ALTA Survey Errors and Their Impact
An ALTA survey error is a mistake in how property boundaries, easements, or improvements are identified, measured, or documented on a survey prepared to ALTA/NSPS standards.
When errors slip through, they can block financing, delay title insurance, or surface after closing.
Most common ALTA survey errors fall into predictable categories, so understanding them helps you catch problems early.
Why ALTA Survey Accuracy Matters in Real Estate Transactions
Lenders require ALTA/NSPS-compliant surveys before funding a loan, and title companies use them to verify the property matches the title commitment. If a survey misses an easement, misdocuments an encroachment, or fails to identify a boundary discrepancy, the title company may refuse to issue a policy, or the issue surfaces after closing.
An accurate survey protects everyone: the buyer knows what they're purchasing, the lender knows the collateral is defined, and the title company can issue insurance with confidence.
How Errors Affect Closing Timelines and Title Insurance
A single error can add weeks to closing: the survey must be corrected, reviewed, and reissued while the title company holds its commitment and the lender freezes loan approval.
If the insurer spots errors, it will require corrections or add exceptions that reduce coverage, and may deny insurance until the survey is corrected.
Boundary Discrepancies and Property Line Disputes
Boundary discrepancies occur when the legal description doesn't match the boundary lines on the ground, or when surveys show different boundary locations. They're among the most common and serious ALTA survey errors.
Identifying Boundary Line Conflicts Early
Catch boundary discrepancies before the survey is finalized by reviewing title documents, prior surveys, and recorded descriptions before fieldwork.
During the survey, the surveyor should verify boundary monuments, the physical markers establishing property lines. A missing, damaged, or misplaced monument is a red flag, and every monument's condition and location should be documented.
After completion, review the plat's boundary lines against the legal description and prior surveys.
Monument Location and Measurement Accuracy
Boundary monuments, stone markers, metal pipes, or recorded reference points, are the physical evidence of property lines, and accuracy depends on finding and precisely measuring them.
A common error occurs when a surveyor can't locate an original monument and sets a new one from surrounding evidence.
Measurement errors are another frequent issue. Modern surveys use GNSS and precision instruments, while older surveys used different methods and coordinate systems.
Key points to verify:
Were all original monuments located and documented?
If a monument was not found, how was the boundary established?
Are measurements consistent with prior surveys and legal descriptions?
Are coordinate systems clearly identified?
ALTA Survey Checklist: Pre-Survey Preparation
Errors often begin before the surveyor sets foot on the property. Incomplete preparation leads to scope problems, missed items, and rework.
Documentation Review and Title Research
Start by requesting the title commitment, which lists all exceptions to title, easements, restrictions, covenants, and other interests affecting the property.
Obtain the current deed and prior deeds going back 10-15 years.
Request zoning information and site plans from the local municipality to confirm zoning classification, setback requirements, and recorded easements or restrictions.
Review recorded easements, covenants, and restrictions, they must be shown on the survey.
Pre-survey documentation checklist:
Title commitment with Table A exceptions
Prior surveys (if available)
Current and prior deeds
Zoning and site plan information
Site Conditions and Existing Improvements
The survey must document existing conditions, buildings, driveways, fences, utilities, and other improvements.
Before the survey, walk the property and note structures that appear to cross the property line, visible utilities, and fences.
For commercial properties, confirm which Table A items apply.
Without specified Table A items in advance, the surveyor may default to a scope that misses important details.
ALTA Survey Requirements and Scope Definition
ALTA/NSPS surveys follow standards published jointly by the American Land Title Association and the National Society of Professional Surveyors, defining what must be shown, how it must be measured, and what certifications must accompany it.
Table A Items and Scope-Change Mistakes
Table A specifies which items the surveyor will measure, verify, and show on the plat. Critically, if an item isn't listed in Table A, the surveyor isn't required to measure, verify, or show it.
A common mistake is failing to define Table A items before the survey begins.
To avoid this, define Table A items in writing before the survey begins, coordinate with the buyer, lender, title company, and surveyor, and get written confirmation that the surveyor understands and can deliver the scope.
Survey Standards and Positional Accuracy
ALTA/NSPS standards require surveys to state the positional accuracy achieved, typically as a ratio like 1:10,000, one unit of error per 10,000 units measured.
A common error is assuming the survey is more accurate than it is.
The survey should state the coordinate system (such as State Plane Coordinates) and datum.
Survey Element | What to Check | Why It Matters |
Table A scope | All required items listed and confirmed in writing | Prevents scope creep and ensures all parties agree on deliverables |
Positional accuracy | Stated on survey; matches project requirements | Confirms survey precision is adequate for the intended use |
Coordinate system | Clearly identified (State Plane, NAD83, etc.) | Ensures measurements align with other project documents |
Monument condition | Documented; explains if original not found | Clarifies basis for boundary determination |
Easements | All recorded and unrecorded easements shown | Prevents surprises about property access or restrictions |
ALTA Survey Title Commitment Coordination
The title commitment and ALTA survey must work together: the commitment lists exceptions to title, and the survey must address them and clarify how they affect boundaries and improvements.
Easements, Encroachments, and Unrecorded Interests
Easements grant others rights to use part of your property, a utility easement, for example, lets the utility access and maintain lines.
Encroachments occur when improvements, a fence, driveway, or building overhang, extend onto an adjacent property.
Unrecorded interests, prescriptive easements, oral agreements, informal access arrangements, aren't formally recorded but may affect the property.
Resolving Conflicts Between Survey and Title Documents
When conflicts arise, document them and work with the title company and surveyor to resolve them, through a title company exception, clarification from the surveyor, a boundary line agreement with affected neighbors, or a revised survey based on additional research or field verification.
The goal: a final survey that accurately reflects the property's legal status and physical condition, with all parties understanding any conflicts or uncertainties.
How to Review a Completed ALTA Survey
Once the survey is delivered, review it carefully before accepting it. This is your opportunity to catch errors while the surveyor can still make corrections.
Verification Steps and Quality Control
Compare the survey's legal description with the title commitment and deed, they should match. If they don't, ask the surveyor why.
Review the plat's boundary lines against the legal description and prior surveys, and ask for an explanation of any discrepancies.
Check the coordinate system, datum, and positional accuracy statement against your project requirements.
Common Red Flags and When to Request Revisions
Warning signs of errors or incomplete information:
Missing items: Table A items from the scope aren't shown or documented
Vague descriptions: Easements, encroachments, or features are noted but not clearly depicted or measured
Inconsistencies: Boundary lines conflict with prior surveys or legal descriptions without explanation
Incomplete documentation: No explanation for a missing monument, how a boundary was established, or differing measurements
If you spot any of these issues, don't accept the survey, request revisions. Most surveyors correct promptly identified errors at no additional cost, and fixing them now is far cheaper than after closing.
ALTA Survey Turnaround Time and Project Delays
Survey turnaround varies with property complexity, site conditions, title research, and surveyor workload. Understanding typical timelines and delays helps you plan your transaction.
Timeline Management and Closing Coordination
A straightforward residential boundary survey might take 5-10 business days; a complex commercial ALTA survey with extensive title research and multiple Table A items can take 2-3 weeks or longer. Factors extending turnaround include:
Title research complexity: Hard-to-locate prior surveys or unclear title documents
Site access issues: Difficult access or required neighbor permission
Monument location: Hard-to-find or unmarked property corners
Weather or seasonal conditions: Winter, flooding, or dense vegetation
Scope complexity: Many Table A items, utilities to locate, or flood zone verification
To manage timelines, communicate with the surveyor early, provide all documents upfront, confirm Table A scope in writing, and alert the surveyor and title company immediately about any closing deadline.
Responsibility Matrix: Buyer, Lender, Title Company, and Surveyor
Each party has specific survey responsibilities; understanding who does what prevents confusion and delays.
Party | Responsibility | Key Actions |
Buyer | Define survey scope and requirements | Specify Table A items; provide property access; review final survey |
Lender | Approve survey scope; ensure compliance with lending standards | Review survey before loan approval; request revisions if needed |
Title Company | Coordinate survey with title commitment; verify survey addresses exceptions | Flag discrepancies; request clarifications; issue final policy based on survey |
Surveyor | Perform fieldwork; document findings; deliver survey meeting standards | Locate monuments; measure improvements; research title; issue certification |
Clear communication prevents delays and errors. When one party misunderstands its role, problems cascade: the buyer may not provide documents, the title company may find an issue the surveyor wasn't asked to address, or the lender may reject a survey that doesn't meet its requirements.
At CDB Surveying, we coordinate directly with all parties so everyone understands the scope, timeline, and deliverables before work begins, preventing most common delays and rework.
Conclusion
Common ALTA survey errors stem from incomplete preparation, unclear scope, poor coordination, and inadequate review. The most preventable involve missing documentation, undefined Table A items, unresolved boundary discrepancies, and undetected easements or encroachments.
Catching errors early saves time, money, and delays.
If you're planning a real estate transaction or property development project in Sarasota, Manatee, Charlotte, or DeSoto counties, CDB Surveying can help you avoid these pitfalls.
Frequently Asked Questions
What are the most common errors on an ALTA survey?
Common ALTA survey errors include boundary discrepancies between recorded documents and fieldwork, unrecorded or overlooked easements, encroachments crossing property lines, outdated surveys that don't reflect current site conditions, and incorrect Table A item selection that limits survey scope. Measurement accuracy problems and coordinate system inconsistencies also occur when surveyors don't verify monuments or use outdated reference points. Most errors stem from incomplete title research, unclear scope definition, or miscommunication between the surveyor, lender, and title company before fieldwork begins.
Can errors in an ALTA survey delay closing?
Yes. Boundary discrepancies, unrecorded easements, or encroachment discoveries can halt closing while the title company, lender, and buyer resolve the issues. If the survey reveals a discrepancy not addressed in the title commitment, the lender may require title insurance exceptions, boundary line agreements, or corrected documents before releasing funds. Revisions to the survey itself take additional time. Planning ahead with proper title research, clear scope definition, and early surveyor coordination reduces the risk of closing delays.
How can you check an ALTA survey for accuracy?
Review the survey against recorded title documents, deed descriptions, and the title commitment to verify boundary lines match legal descriptions. Confirm that all easements, encroachments, and improvements documented in title are shown on the survey. Check that monuments are correctly identified and measurements are consistent with the coordinate system specified. Verify Table A items were properly selected and that the survey certification addresses all requested scope items. Ask the surveyor to explain any discrepancies and request revisions if site conditions don't align with the title documents or if positional accuracy appears questionable.
What information should be included in an ALTA/NSPS survey?
An ALTA/NSPS survey must include the legal description, boundary lines with measurements, monuments and reference points, easements and rights-of-way, encroachments and improvements crossing property lines, zoning designation, access rights, title exceptions from the title commitment, and site conditions affecting the property. The survey should show existing structures, utilities, and topographic features relevant to the transaction. The surveyor's certification, coordinate system, and relative positional precision statement must accompany the deliverable. Table A items define which optional elements are included; confirming these selections before fieldwork prevents scope disputes and revision costs.
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