A commercial loan file usually includes an ALTA survey. Before funds move, the lender’s team checks that survey against the title work and the loan terms. Below is what that review tends to focus on, and why each piece matters to the people signing off on the loan.
A Survey That Matches the Current Title Commitment
Lenders start by comparing the ALTA survey to the title commitment. The two need to line up.
This is why a licensed surveyor asks for the title commitment early, before fieldwork wraps up. The title commitment lists recorded items tied to the property: easements, restrictions, and other matters of record. The surveyor plots the ones that affect the boundary or the site, so the final survey shows them where they apply.
If the survey and the title commitment don’t match, the lender’s reviewer will send questions back. That can slow down closing. Getting title documents to the surveyor at the start of the order, not partway through, is one of the simplest ways to keep the file moving.
A quick check before ordering: ask the title company to send the surveyor the title commitment and any listed exception documents on day one, not after the field crew is done.
Clear Evidence of Who Has Rights Across the Property
A lender wants to see who has legal rights to use, cross, or access the property, and where those rights sit on the ground.
This includes:
- Recorded access easements
- Utility easements for power, water, sewer, or gas lines
- Shared driveways or parking agreements
- Any other recorded rights tied to the parcel
The surveyor’s job is to show these items in relation to the boundary and improvements, based on what the title commitment lists. This gives the lending team a clearer picture of what affects the site. It is not the surveyor’s role to settle a dispute over who has the right to use a driveway or easement. That question belongs to the attorneys and the title company. The survey simply shows what is recorded and where it falls.
Improvements That May Affect the Collateral
For a commercial loan, the property itself is the collateral. Lenders want to see how the buildings and other improvements sit on the land.
The survey typically shows:
- The building footprint
- Parking areas and drive lanes
- Loading docks or other access points
- Fences, walls, or other structures near the boundary
The lender’s reviewer checks whether these improvements fall inside the boundary lines and whether they conflict with any easement or setback shown in the title commitment. A building that sits over a utility easement, for example, is the kind of detail a reviewer will flag right away. The point of this review step is placement: does the improvement sit where the title and boundary say it should.
Access That Supports the Property’s Intended Use
Lenders often want the survey to show how the property is reached, either from a public road or through a recorded easement.
Requirements here differ by lender and by deal. A retail property on a state highway may need a different kind of access documentation than an industrial site reached by a shared private drive. There’s no single access rule that applies to every loan. The survey should show the access route that applies to that specific property, tied to what’s recorded.
If a property is landlocked or relies on an undocumented path across a neighbor’s land, that’s something the lender will want addressed before closing, not discovered after.
Table A Choices That Should Be Settled Before Fieldwork
The ALTA/NSPS standards include a list of optional items called Table A. These cover things like zoning classification, flood zone data, utility locations, and parking counts.
Table A items are not automatic. The borrower, lender, title company, and surveyor need to agree on which items apply to the deal before the survey starts. This should happen at the beginning of the order, not midway through fieldwork.
Settling Table A early does two things:
- It sets the scope of work, so the surveyor knows exactly what to measure and report.
- It cuts down on late requests for extra field visits or added items after the draft is already out.
A short call between the lender, title company, and surveyor at the start of the transaction usually settles this in a few minutes.
Frequently Asked Questions
Does every commercial lender require an ALTA survey?
No. Requirements vary by lender, property type, transaction size, and what the title insurer asks for. Borrowers should confirm the required survey standard directly with their lender and title company.
Can a lender request changes after the ALTA survey draft is issued?
Yes. A lender or title reviewer may send questions or ask for clarification during review. Whether that means new fieldwork or just a revised drawing depends on what’s being asked and what documents are already on hand.
Why does the surveyor need the title commitment before completing the survey?
The title commitment lists recorded matters tied to the transaction. Getting it early lets the surveyor plot those items correctly in the final survey instead of adding them after the fact.
Are Table A items automatically included in an ALTA survey?
No. Table A items are optional and need to be selected as part of the survey order. Nothing on that list is included by default.
Does an ALTA survey guarantee loan approval?
No. The survey is one part of the lender’s review. Loan approval depends on many other factors, including credit, appraisal, and title findings.
