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.
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
Questions to ask before the deadline
- What survey standard does the lender require?
- Will the survey plot recorded easements?
- Does the survey show legal and physical access?
- Are improvements or fences encroaching?
- Who receives and may rely on the certification?