Commercial Property Surveys and ALTA Surveys for Time-Sensitive Transactions

Nationwide Surveying provides commercial property surveys and ALTA/NSPS Land Title Surveys for purchases, refinancing, title review, development planning, due diligence, and other commercial real estate needs.

Commercial transactions often involve closing dates, lender-review deadlines, title requirements, and other time-sensitive considerations. Provide the property information, requested survey scope, available title documents, and requested delivery date as early as possible so the project requirements can be evaluated.

Call (213) 507-3613 to discuss your project or request a written commercial survey quote.

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Commercial Property Survey Services

The survey services needed for a commercial property depend on the transaction, property conditions, available records, and requirements of the client and other authorized parties.

Commercial survey services may include:

• ALTA/NSPS Land Title Surveys
• Commercial boundary surveys
• Topographic surveys
• Existing-condition and site surveys
• Easement location and mapping
• Site and improvement mapping
• Legal-description and exhibit preparation when appropriate
• Construction layout, staking, or setback services when separately requested
• Survey support for acquisitions, refinancing, redevelopment, and property due diligence

Not every service or survey item applies to every property. The requested scope should be reviewed before the work is scheduled.

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What Is an ALTA/NSPS Land Title Survey?

An ALTA/NSPS Land Title Survey is a detailed commercial property survey prepared under nationally recognized minimum standard detail requirements established by the American Land Title Association and the National Society of Professional Surveyors.

Depending on the agreed scope, title materials, property conditions, and selected optional items, the survey may address:

• The property boundary and record legal description
• Survey monuments and boundary evidence
• Buildings and visible improvements
• Access points and adjoining rights-of-way
• Recorded easements that can be plotted from the supplied title documents
• Fences, walls, parking areas, drives, and other visible site features
• Apparent encroachments, overlaps, or conflicts observed during the survey
• Other items required by the applicable ALTA/NSPS standards
• Optional Table A items selected by the client and accepted as part of the survey scope

Optional Table A items are not automatically included. The client, lender, title company, attorney, or another authorized transaction participant should identify any requested items early in the quoting process.

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Documents and Information Useful for Starting the Survey

Providing complete property and transaction information can help define the survey scope and identify potential research or scheduling issues.

Useful starting information may include:

• Current title commitment or preliminary title report
• Complete title-document package
• Vesting deed
• Existing surveys, maps, or site plans
• Requested ALTA Table A items
• Property address and assessor parcel number
• Requested delivery date and anticipated closing date
• Title-review or lender-review deadline
• Contact information for the title company, lender, attorney, or escrow officer
• Site-access instructions
• Known boundary, access, or easement concerns
• Special lender, title company, or client survey instructions

Not every document is required for every project. Nationwide Surveying can review the available information and advise whether additional documents are needed to prepare the scope and written quote.

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Time-Sensitive Closings and 1031-Exchange Planning

Commercial real estate transactions may involve firm contractual, lender, escrow, title-review, or exchange deadlines. The requested survey-delivery date should be provided when requesting a quote.

Important timing information may include:

• Closing date
• Requested survey-delivery date
• Title-review deadline
• Lender-review deadline
• 1031-exchange timing considerations
• Known access restrictions
• Special certification or reliance requirements

The project scope and available records must be reviewed before a schedule can be confirmed. The ability to meet a requested date depends on the property, survey requirements, title materials, site access, field conditions, research needs, and review or revision requirements.

An ALTA or commercial property survey may support due diligence connected with a 1031-exchange transaction. The survey does not provide tax or legal advice and does not guarantee completion of a closing or exchange.

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Title Commitments, Easements, and Schedule B Exceptions

An ALTA survey is prepared in coordination with the title information supplied for the project. A current title commitment or preliminary title report helps identify the legal description, ownership information, Schedule B exceptions, recorded easements, rights-of-way, and other documents that may affect the property.

The surveyor reviews the supplied title documents to determine which matters contain information that can be shown on the survey. Some title exceptions may:

• Contain a legal description that can be plotted
• Affect the entire property or a larger area
• Refer to restrictions without a specific mapped location
• Require interpretation by the title company or legal counsel
• Need additional documents before their location can be evaluated

Potential differences between record information and observed site conditions may be shown or identified as appropriate to the survey scope. Revised title reports or newly supplied documents may require additional review.

A land survey does not provide legal advice or determine the legal effect of a title exception.

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Survey-Related Zoning, Setback, and Improvement Information

When included in the agreed scope and supported by available records, a survey may show physical or record-based information such as:

• Property lines
• Building locations
• Visible site improvements
• Parking features
• Access points
• Setback lines supported by appropriate records
• Building dimensions when requested
• Height or elevation information when specifically included
• Flood-zone information when included in the applicable survey requirements
• Survey-related zoning items selected under ALTA Table A

A land survey may show survey-related zoning, setback, and improvement information when it is included in the agreed scope and supported by the available records. The survey does not, by itself, guarantee zoning compliance.

A separate formal zoning report, zoning verification, legal opinion, or government-agency determination may need to be obtained from another qualified provider, legal counsel, or the appropriate agency.

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Factors That Affect Commercial Survey Turnaround Time

There is no single completion time that applies to every commercial property survey. Scheduling is evaluated after the property, requested scope, title materials, and requested delivery date have been reviewed.

Factors that may affect turnaround time include:

• Property size, shape, and configuration
• Number of parcels
• Type and density of improvements
• Requested survey scope
• Record and title complexity
• Number and complexity of easements
• Availability of survey monuments
• Availability of deeds, maps, and title documents
• Site access and field conditions
• Vegetation, obstructions, or safety limitations
• Requested ALTA Table A items
• Research requirements
• Lender, title company, attorney, or client review
• Requested revisions or expanded scope
• Weather conditions when applicable

Provide the transaction deadline when requesting a quote. A completion schedule should not be relied upon until the project has been reviewed and the schedule has been confirmed.

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Factors That Affect Commercial Survey Pricing

Commercial survey fees depend on the property and the work required. A written quote requires review of the property information, requested scope, title materials, and requested schedule.

Pricing factors may include:

• Property size and number of parcels
• Property location
• Type of survey requested
• Required fieldwork
• Available survey monuments and control
• Record and title complexity
• Volume of title documents
• Easement research and mapping
• Number and type of improvements
• Requested ALTA Table A items
• Site-access restrictions
• Travel and mobilization requirements
• Requested delivery formats
• Schedule requirements
• Revisions or additional services outside the original scope

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Coordination With Commercial Real Estate Professionals

Commercial survey projects commonly involve communication with authorized transaction participants, including:

• Property buyers and owners
• Sellers or seller representatives
• Title companies
• Lenders
• Attorneys
• Escrow officers
• Commercial brokers
• Developers
• Architects and engineers

These parties may provide title documents, survey instructions, reliance requirements, requested certifications, Table A items, and transaction deadlines. Nationwide Surveying does not control title, lending, escrow, tax, or legal decisions.

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Southern California Commercial Survey Service Area

Nationwide Surveying provides commercial property and ALTA survey services in supported Southern California service areas, with primary emphasis on Los Angeles County, Riverside County, and San Bernardino County.

Projects may be evaluated in communities including Los Angeles, Long Beach, Pasadena, Glendale, Burbank, Santa Monica, Culver City, Beverly Hills, West Hollywood, Torrance, Inglewood, Downey, Compton, Carson, Riverside, San Bernardino, and surrounding Southern California communities currently served by the company.

Project availability depends on the location, requested scope, access, and scheduling requirements.

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Frequently Asked Questions

What is an ALTA/NSPS Land Title Survey?

It is a detailed commercial property survey prepared under ALTA/NSPS minimum standard detail requirements. It is commonly used for commercial real estate purchases, refinancing, title review, lender requirements, and property due diligence.

How long does a commercial property survey take?

The schedule depends on the property, requested scope, available records, title materials, access, required Table A items, research needs, and transaction deadline. The requested delivery date must be reviewed before a schedule can be confirmed.

What documents are needed to begin?

Useful documents may include a current title commitment or preliminary title report, vesting deed, existing survey, property address, assessor parcel number, requested Table A items, transaction deadline, and access instructions. Not every item is required for every project.

Can an ALTA survey be completed before closing?

ALTA surveys are frequently ordered for upcoming real estate transactions. Supply the closing date, title materials, property information, and requested scope as early as possible. A deadline cannot be confirmed until the project has been reviewed.

Can the survey support a 1031-exchange transaction?

An ALTA or commercial property survey may support property due diligence associated with a 1031 exchange. The survey does not provide tax or legal advice and does not guarantee completion of the exchange.

Does an ALTA survey show easements?

The survey may depict recorded easements and other title matters that can be plotted from the supplied title documents, along with relevant visible site conditions. Some title exceptions may not describe a specific plottable location.

Does an ALTA survey confirm zoning compliance?

No. Selected survey-related zoning information may be shown when included in the agreed scope, but a separate zoning report, legal opinion, or government determination may be necessary.

How much does a commercial property survey cost?

The cost depends on the property, survey scope, title complexity, easements, improvements, access, Table A items, fieldwork, research, and requested schedule. Submit the property and project information to request a written quote.

Who can order an ALTA survey?

Property owners, buyers, lenders, attorneys, title companies, escrow representatives, developers, and other authorized parties may request or coordinate an ALTA survey.

What areas does Nationwide Surveying serve?

Nationwide Surveying evaluates commercial survey projects throughout its supported Southern California service areas, with emphasis on Los Angeles County, Riverside County, San Bernardino County, and surrounding communities represented on the website.

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Request a Commercial Property or ALTA Survey Quote

Send the property address, assessor parcel number, available title documents, requested survey scope, Table A requirements, and transaction deadline for review.

Call (213) 507-3613 or use the website contact form to request a written commercial survey quote.

Related Links

• Boundary Surveys
• Subdivision Surveys
• Land Surveyor Near Me