What this due-diligence check covers
A boundary survey focuses on locating property lines and corners under state standards. An ALTA/NSPS survey is commonly used in commercial and title-driven transactions with a nationally standardized set of items.
The correct scope depends on lender, title insurer, project complexity, acreage, improvements and the specific risks already discovered.
Why it matters before closing
A survey can reveal overlaps, gaps, encroachments, access locations and easements that a county GIS parcel layer cannot establish.
Three levels of evidence
First question to resolve
Ask the title company and lender what survey standard they require.
Proof to keep
Preserve signed survey and certification and connect it to the exact parcel, proposed use and source date.
Escalation trigger
A survey ordered without the current legal description. Ask: What survey standard does the lender require?
What to verify
- Ask the title company and lender what survey standard they require.
- Provide the title commitment and recorded exceptions to the surveyor.
- Specify desired optional items before the quote is accepted.
- Confirm whether access, improvements, utilities and flood information are included.
Red flags that deserve follow-up
- A survey ordered without the current legal description.
- No title documents supplied to the surveyor.
- Pins found in the field but no professional opinion on the boundary.
- Acreage that differs materially from the contract or listing.
Evidence to keep in the parcel file
- Signed survey and certification
- Field notes or corner information
- Title commitment supplied to surveyor
- Resolved discrepancy record