Older commercial properties attract a lot of buyers.

Some people want to turn an old shopping center into apartments. Others want to update office space, restaurants, warehouses, or mixed-use buildings. A property may look ready for construction at first glance.

Then the problems start showing up.

Part of the parking lot may sit outside the property line. A utility easement may run through future building space. A shared driveway may not have legal access rights anymore. Old site records may not match the property today.

That is why redevelopment projects often need an ALTA Survey before closing.

An ALTA Survey gives buyers a clearer view of the property before construction begins. It also helps lenders, title companies, engineers, and architects spot problems early instead of during the middle of the project.

What Is an ALTA Survey?

An ALTA Survey is a detailed land survey used for commercial properties.

It combines property boundary work with title research. The survey shows features on the property and compares them with legal records tied to the land.

The survey may show:  

• property lines                                     
• easements                                               
• access points
• utility locations
• fences
• parking areas
• buildings
• encroachments

Commercial buyers often order an ALTA Survey before buying a property for redevelopment.

That step helps reduce surprises after closing.

Older Properties Usually Have Hidden Issues

Many redevelopment sites are decades old.

Over time, owners add sidewalks, fences, storage buildings, parking spaces, signs, and utility lines. Some changes get documented properly. Others never make it into updated records.

That creates confusion later.

A buyer may believe the entire paved lot belongs to the property. After the survey gets completed, they may discover part of the pavement crosses onto nearby land.

That can delay the project fast.

An ALTA Survey helps uncover those issues before money gets spent on design plans, permits, or demolition work.

Easements Can Affect Future Plans

Easements create problems on redevelopment projects more often than buyers expect.

A utility company may hold legal rights to part of the land. A neighboring property may share access through a driveway or alley. Drainage systems may cross through areas planned for future construction.

Those details matter.

A buyer may want to expand a building or add parking spaces. Then the survey reveals an easement running directly through the planned work area.

Now the plans must change.

That can increase engineering costs and slow down permit approvals.

An ALTA Survey helps identify easements early so buyers understand where building restrictions exist.

Property Records Are Not Always Accurate

Old property records can contain mistakes.

A site map from years ago may show a driveway in one location while the real driveway sits somewhere else today. Legal descriptions may not match fences, sidewalks, or buildings currently on the property.

That becomes a serious issue during redevelopment.

Architects and engineers need correct measurements before creating construction plans. Lenders also want accurate information before approving commercial financing.

An ALTA Survey compares recorded property information with actual site conditions.

That process helps buyers avoid costly surprises later.

Encroachments Can Delay Closing

An encroachment happens when part of a structure crosses a property line.

It may involve:

• fences
• retaining walls
• buildings
• parking spaces
• drainage systems

These problems happen often on older commercial sites.

Some encroachments look minor at first. During redevelopment, though, they can create permit delays, title concerns, and legal disputes between neighboring properties.

Cities may hold permits until the issue gets fixed.

Title companies may request corrections before closing can move forward.

An ALTA Survey helps identify encroachments before redevelopment work begins.

Lenders Often Require an ALTA Survey

Commercial lenders want fewer risks tied to the property.

That is why many banks request an ALTA Survey before approving redevelopment loans.

The survey helps confirm:

• legal access
• property boundaries
• easements
• existing improvements
• utility locations
• possible conflicts on the site

Lenders want proof that the property can support future construction without major legal or boundary problems.

If issues appear late in the process, financing delays often follow.

That can hurt the entire project schedule.

Design Teams Need Accurate Information

Redevelopment projects depend on accurate site data.

Engineers and architects need to know where buildings sit, where setbacks apply, and where utilities run underground. Wrong measurements can create expensive design mistakes.

One incorrect property line may affect building size or parking layout. A missing utility line may force redesign work after plans already reached the city for review.

That wastes time quickly.

An ALTA Survey gives the design team better information from the start.

Title Companies Use ALTA Surveys Too

Title companies review possible risks before issuing title insurance.

They look for:

• boundary conflicts
• ownership problems
• easements
• access disputes
• title exceptions

An ALTA Survey helps title companies understand the current property conditions instead of relying only on old records.

Without the survey, buyers may face gaps in title coverage. That can create serious problems later if disputes appear after closing.

Redevelopment Projects Already Carry Enough Risk

Commercial redevelopment projects already cost a lot of money.

Construction costs stay high. Permit reviews take time. Design changes can increase budgets fast. Hidden property problems make those challenges even worse.

An ALTA Survey helps buyers understand the property before redevelopment begins. It gives lenders, title companies, engineers, and architects more accurate information early in the process.

That helps projects move forward with fewer delays and fewer surprises.

A redevelopment deal should not fall apart because of a boundary issue, access problem, or missing easement discovered too late in the process. An ALTA Survey helps bring those issues to light before closing day arrives.

For a free land surveying quote, call us at (727) 295-4195 or send us a message by going here.

Posted in land surveying, land surveyor | Tagged ALTA Survey St. Petersburg