Buying land is not simple. A boundary survey shows where your property lines sit. An ALTA survey goes much further. It shows legal risks, access issues, easements, and details lenders care about before approving a deal. 

If you plan to buy or develop commercial land, it helps to see what an ALTA survey includes before buying land so you understand the full picture early.

What Does a Boundary Survey Actually Show?

A boundary survey focuses on location. It marks where your property begins and ends. 

You will see:

• Property lines
• Corner markers
• Lot size and dimensions
• Visible issues like a fence crossing a line

That covers the basics.

For a homeowner, this may work fine. If you want to install a fence or settle a neighbor issue, a boundary survey usually works. 

Once a project involves money, lenders, or design work, this level of detail leaves gaps.

What Does an ALTA Survey Add Beyond a Boundary Survey?

An ALTA survey builds on the boundary survey. It adds legal and physical details that affect how the property works in real life.

It also connects to the title report. That means it checks if recorded documents match what exists on the ground.

You are not just looking at lines anymore. You are looking at risk.

What Easements Does an ALTA Survey Reveal?

Easements cause trouble when people ignore them.

An ALTA survey shows:

• Utility easements
• Access paths
• Drainage areas
• Shared driveways

These details affect how you build. 

An easement can cut through a building site. It can limit where you place structures. It can allow others to use part of your land.

If you find this after closing, you are already behind.

How Does an ALTA Survey Verify Access?

Access is easy to assume and easy to get wrong.

You might see a road next to a property. That does not mean you have the legal right to use it.

An ALTA survey checks:

• If access exists
• If it is recorded
• If it matches the title

If access is unclear, lenders may pause or reject the deal. 

What Encroachments Can an ALTA Survey Find?

A boundary survey may show a simple issue like a fence over the line. An ALTA survey documents everything that crosses into or out of the property. 

An ALTA survey shows:

• Buildings crossing boundaries
• Driveways extending into other property
• Parking areas outside legal limits
• Utility lines running across parcels

This matters for layout.

If something crosses a line, your design may need to change. That change costs time and money.

How Does an ALTA Survey Show Utilities?

Utility placement shapes the entire site.

A basic survey usually skips this. An ALTA survey does not.

You will see visible features such as:

• Manholes
• Utility poles
• Valves
• Drainage structures

This helps with planning.

If utilities sit in the wrong place, your layout shifts. That often leads to redesign.

How Does an ALTA Survey Check Title Issues?

Paper records do not always match reality.

An ALTA survey checks both.

It compares the title commitment with what is actually on the site. That process can uncover:

• Missing easements
• Conflicts between records and actual conditions 
• Unrecorded activity on the land

Without this check, you rely on documents alone. That is where mistakes happen.

What details do Table A items add to an ALTA survey? 

Table A items add extra detail. They are selected based on the project.

Common choices include:

• Parking counts
• Building height
• Flood zone data
• Setback information

You do not need every item. You need the right ones.

Missing one can slow the process. That delay shows up later when you least want it.

A Real Scenario 

A buyer finds a commercial lot in a growing area of Roanoke. The plan looks solid. The numbers make sense.

A boundary survey shows clean lines.

Later, an ALTA survey reveals a utility easement running through the center of the site. The planned building cannot go where intended.

The design changes. Costs increase. The timeline shifts.

Situations like this happen more often than expected.

Why Do Lenders Require an ALTA Survey?

Lenders do not guess.

They want proof the land supports the deal.

An ALTA survey helps confirm:

• Legal access exists
• No major encroachments affect use
• Easements do not block development
• Title matches the actual site

Without this, the deal carries risk. That is why ALTA surveys are often required before closing.

When Is a Boundary Survey Not Enough?

A boundary survey works for simple cases. It falls short when more is at stake.

You need more detail for:

• Commercial property purchases
• Development projects
• Land with existing structures
• Properties with shared access
• Deals that involve financing

These situations require a deeper look.

When Should You Order an ALTA Survey?

Timing matters more than people think.

You should order one:

• Before closing on commercial land
• Before submitting plans
• When working with a lender
• When reviewing title documents

Waiting creates problems.

Some surveys take weeks. If issues show up late, everything slows down.

Smart Buyers Check Early

Problems do not fix themselves.

They show up later, and they cost more.

A smart move is to order an ALTA survey before closing on commercial land. That gives you time to review the results and adjust your plans.

It keeps your project moving instead of stalling halfway through.

The Real Difference

A boundary survey shows where your land sits.

An ALTA survey shows what you can do with it.

That difference decides whether a project moves forward or stops.

In a place like Roanoke, where development keeps growing, small details can change everything.