Boundary Surveys vs ALTA Surveys: What Property Owners Need to Know
If you're buying property, refinancing, or planning development in Ohio or Maryland, you've likely heard the terms "boundary survey" and "ALTA survey" mentioned by your lender, title company, or real estate attorney. While both survey types establish property boundaries, they serve different purposes and provide different levels of detail. Understanding these differences can save you time, money, and potential legal headaches down the road.
At Compass 360 Surveying, we perform both boundary surveys and ALTA surveys throughout Ohio and the surrounding region. Here's what you need to know to determine which survey type is right for your situation.
What Is a Boundary Survey?
A boundary survey is a professional survey that establishes the exact property lines of a parcel of land. It's the most common type of survey requested by residential property owners in Ohio and Maryland. During a boundary survey, a licensed surveyor will:
- Research deeds, plats, and historical records to understand the property's legal description
- Locate existing monuments (iron pins, concrete markers, etc.) at property corners
- Set new monuments where corners are missing or were never established
- Measure and calculate the exact dimensions of the property
- Create a certified plat showing the boundary lines, dimensions, and any encroachments
A boundary survey in Ohio typically costs less than an ALTA survey because it focuses specifically on property lines without the additional research and detail required for commercial transactions.
What Is an ALTA Survey?
An ALTA survey (also called an ALTA/NSPS Land Title Survey) is a comprehensive survey that meets the strict standards set by the American Land Title Association and the National Society of Professional Surveyors. ALTA surveys are the gold standard for commercial real estate transactions and are frequently required by lenders, title insurance companies, and attorneys for commercial property purchases in Ohio, Maryland, and nationwide.
In addition to everything included in a boundary survey, an ALTA survey provides:
- Improvement locations: Buildings, parking lots, fences, signs, and other structures are precisely located
- Easement mapping: All recorded easements are shown with their exact locations
- Rights-of-way: Access roads, utility corridors, and other rights-of-way are identified
- Encroachment analysis: Any improvements that cross boundary lines are documented
- Zoning information: Current zoning classification and setback requirements
- Flood zone determination: Whether the property lies within a FEMA flood zone
- Utility locations: Visible utility features such as manholes, poles, and meters
ALTA surveys also include "Table A" optional items that can be selected based on the specific needs of the transaction. These might include items like wetland boundaries, underground utilities, or parking space counts.
When Do You Need Each Survey Type?
Choose a Boundary Survey When:
- You're purchasing a residential property and want to know exact property lines
- You're planning to install a fence and need to verify boundaries
- You have a boundary dispute with a neighbor
- You're dividing property or creating a new lot
- Your lender requires a mortgage inspection or location survey
- You're building an addition and need to verify setback compliance
Choose an ALTA Survey When:
- You're purchasing or refinancing commercial property
- Your lender or title company specifically requires an ALTA/NSPS survey
- You're involved in a complex real estate transaction with multiple stakeholders
- You need comprehensive documentation for due diligence
- The property has multiple easements, encumbrances, or access issues
- You're developing the property and need detailed improvement locations
Quick Comparison: Boundary Survey vs ALTA Survey
| Feature | Boundary Survey | ALTA Survey |
|---|---|---|
| Property boundaries | Yes | Yes |
| Monument locations | Yes | Yes |
| Building locations | Sometimes | Yes (required) |
| Easement mapping | Basic | Comprehensive |
| Zoning information | No | Yes (optional) |
| Flood zone status | No | Yes (optional) |
| Title company certification | No | Yes |
| Typical use | Residential | Commercial |
| Cost | Lower | Higher |
| Turnaround time | Faster | Longer |
Survey Requirements in Ohio and Maryland
Survey requirements can vary by state and even by county. Here's what property owners should know about surveys in Ohio and Maryland:
Ohio Survey Requirements
In Ohio, surveys must be performed by a Professional Surveyor (PS) licensed by the State Board of Registration for Professional Engineers and Surveyors. Ohio has specific standards for boundary surveys outlined in the Ohio Administrative Code. For commercial transactions in Columbus, Cleveland, Cincinnati, and other major Ohio cities, lenders almost always require ALTA surveys that meet both state and national standards.
Ohio law also requires that survey monuments be protected—it's actually illegal to knowingly disturb or remove a survey marker. This makes the work of licensed Ohio surveyors like Compass 360 Surveying essential for establishing and preserving property boundaries.
Maryland Survey Requirements
Maryland requires surveys to be performed by a licensed Professional Land Surveyor (PLS). The state has adopted minimum standards for boundary surveys that apply to all property surveys in Maryland. For commercial real estate transactions in Baltimore, Annapolis, and throughout Maryland, ALTA surveys are the standard requirement from most lenders and title companies.
Whether you're dealing with property in Ohio or Maryland, working with an experienced surveyor who understands local regulations and county-specific requirements will ensure your survey meets all necessary standards.
How to Get Started with Compass 360 Surveying
At Compass 360 Surveying, we make the survey process simple and straightforward. Here's how to get started:
- Contact us: Call us at 614-205-0721 or request a quote online. Tell us about your property and what you need the survey for.
- Receive your quote: We typically provide quotes within 24 hours. We'll recommend the appropriate survey type based on your specific situation.
- Schedule your survey: Once you accept the quote, we'll schedule the fieldwork at a time that works for you.
- Get your certified survey: We guarantee a 15-business day turnaround from accepted quote to finished, certified survey.
Not sure whether you need a boundary survey or an ALTA survey? That's okay—we're happy to discuss your situation and help you determine the right choice. Our team has decades of experience with both residential and commercial surveying services throughout Ohio, and we'll make sure you get exactly what you need.
Request a Survey Today
Whether you're closing on a new property, resolving a boundary question, or preparing for development, the right survey protects your investment and gives you confidence in your property boundaries. Compass 360 Surveying serves all of Ohio—including Columbus, Cleveland, Cincinnati, Dayton, and Youngstown—with fast, accurate, and professional land surveying services.
Ready to get started? Contact us today at 614-205-0721 or click below to request your free quote. We'll help you determine whether a boundary survey or ALTA survey is right for your needs and get you on the schedule quickly.