ALTA Survey

What Gets Documented on an ALTA Survey

• Boundary survey: property lines, corner monuments, recorded plats, deed legal descriptions
• Improvements: buildings, structures, parking lots, fencing, paving, signage
• Easements: all recorded easements crossing or affecting the property — utility, access, drainage, conservation
• Encroachments: structures or improvements crossing property lines (subject or adjoining)
• Rights-of-way: recorded ROW including road, rail, utility
• Setbacks: zoning-required building setbacks; observed building locations vs. setback lines
• Adjoining streets/access: public roads abutting; access points; curb cuts
• Title commitment integration: survey references title commitment Schedule B-II items by exception number

Common Florida Table A Optional Items

• Item 1 — Monuments: set/found property corner monuments
• Item 2 — Address: property address per record
• Item 3 — Flood zone: FEMA FIRM zone classification (Table A item 19 in 2021 standard)
• Item 4 — Gross land area: total parcel acreage
• Item 6 — Zoning: zoning district and setbacks
• Item 7(a)/(b) — Improvements: exterior dimensions of buildings; building height
• Item 8 — Substantial features: material site features (drives, parking, signs)
• Item 9 — Parking: parking count, striping, accessible spaces
• Item 10 — Division/partywall: dividing walls or shared structures
• Item 11 — Utilities: utility locations (water, sewer, electric, gas, telecom)
• Item 13 — Adjoiners: ownership names of adjoining parcels
• Item 16 — Earth changes: recent grading or surface alterations
• Item 18 — Wetlands: FL critical for environmental and regulatory review
• Item 19 — Flood zone: FEMA Special Flood Hazard Areas — critical for FL coastal/inland

Florida-Specific ALTA Considerations

• FEMA flood zones: Table A item 19 essential — FL high coastal and inland flood exposure
• Wetlands: Table A item 18 critical — FL has extensive USACE-regulated and state-regulated wetlands
• Coastal Construction Control Line (CCCL): FL Department of Environmental Protection coastal setback — applies to oceanfront properties
• Sinkhole-prone areas: FL geology produces sinkholes — survey may reference; specific geotechnical review separate from ALTA
• Hurricane mitigation easements: some FL coastal properties have storm-related easements or conservation
• Mineral and phosphate rights: Polk County and adjoining areas — historical phosphate mining may carry recorded mineral interests
• Drainage and stormwater easements: FL extensive stormwater management — surface and subsurface easements common
• Timeline: typical FL ALTA 21–35 days from engagement; expedited to 14–21 days possible
• Cost: typically $4,000–$25,000+ depending on property size, complexity, Table A items

What is an ALTA survey?

An ALTA/NSPS Land Title Survey is a comprehensive commercial property survey conducted to the joint American Land Title Association (ALTA) and National Society of Professional Surveyors (NSPS) standard. The survey documents boundaries, improvements, easements, encroachments, rights-of-way, setbacks, flood zones, parking counts, utility locations, and Table A optional items requested by buyer, lender, and title insurer. Required for nearly all CRE acquisitions and CMBS/agency loan closings.

What are ALTA Table A items?

Table A is the menu of optional items that buyers, lenders, and title insurers can request on an ALTA survey beyond the base requirements. Common FL CRE Table A items: monuments, address, flood zone (item 19), gross land area, zoning, building dimensions, substantial features, parking count, utilities, adjoiners, wetlands (item 18). The Table A scope is specified in the engagement letter and drives both the survey scope and the survey cost.

How much does an ALTA survey cost in Florida?

Florida ALTA survey costs typically range $4,000–$25,000+ depending on property size, complexity, and Table A items requested. Small inline retail or single-tenant industrial may run $4,000–$8,000. Mid-size multi-tenant retail, office, or industrial: $8,000–$15,000. Large multi-tenant centers, mixed-use, hospitality, or campus: $15,000–$25,000+. Wetlands delineation (Table A item 18) and complex easement research add to cost.

How long does an ALTA survey take?

Florida ALTA survey typical timeline: 21–35 days from engagement to delivery. Expedited 14–21 days possible for additional fee. Steps include: title commitment review and ordering (3–5 days), field crew survey (1–3 days on-site), CAD drafting and quality review (10–15 days), Table A items research (variable), final delivery and revisions (3–7 days). Sophisticated FL CRE buyers engage surveyors 30–45 days pre-closing to absorb timing risk.

Who can coordinate ALTA surveys on Florida CRE deals?

Michael R. Linton and Linton Global Solutions have direct relationships with Florida ALTA-qualified surveyors across the Orlando, Tampa, and I-4 corridor markets. The team engages ALTA surveys on every Florida CRE acquisition and refinancing, coordinates Table A scope with lender requirements, and integrates survey findings with title commitment review. 39 years of Florida CRE transaction experience produces clean survey delivery within closing timelines. Call (312) 612-1031.

Article Summary

ALTA/NSPS Land Title Survey = comprehensive commercial property survey conducted to joint ALTA and NSPS standard. Documents boundaries, improvements, easements, encroachments, rights-of-way, setbacks, flood zones, parking, utilities, and Table A optional items. Required for nearly all CRE acquisitions and CMBS/agency loans. FL-specific items: FEMA flood zone (item 19), wetlands (item 18), CCCL, sinkhole-prone areas, stormwater easements. Typical FL cost: $4,000–$25,000+; timeline 21–35 days (expedited 14–21).

Key Takeaways

• ✓ALTA survey = standardized commercial property survey to ALTA/NSPS standard.
• ✓Required for nearly all CRE acquisitions and CMBS/agency loans.
• ✓Table A = menu of optional items (flood, wetlands, parking, etc.).
• ✓FL critical items: flood zone (#19), wetlands (#18), CCCL setbacks.
• ✓FL cost typically $4K–$25K+; timeline 21–35 days.

About Michael R. Linton

Michael R. Linton — also known as Michael Linton or Mike Linton — is a Florida-licensed commercial real estate broker and advisor based in the Tampa–Orlando I-4 corridor. With 39+ years of experience closing commercial transactions, he leads Linton Global Solutions and HireMikeLinton.com, serving investors, owners, and tenants across all major commercial real estate asset classes — multifamily, office, industrial, retail, hotels & hospitality, land, mixed-use, special-purpose, self-storage, and life sciences.

Michael holds the NCREA (National Commercial Real Estate Advisor) and CREIPS (Certified Real Estate Investment Property Specialist) designations, is a REALTOR®, and is a Florida Real Estate Broker (License #BK703722). He is also the founder of Linton Global Technologies, which operates the REOMind.ai AI-powered REO disposition platform serving 500+ banks.

Ready to Talk About Your ALTA Survey Deal?

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Works Cited

1. American Land Title Association. "2021 ALTA/NSPS Land Title Survey Standards." ALTA, https://www.alta.org/. Accessed Jun 9, 2026.
2. National Society of Professional Surveyors. "NSPS ALTA Standards." NSPS, https://www.nsps.us.com/. Accessed Jun 9, 2026.
3. Florida Society of Professional Surveyors. "FSPS Standards." FSPS, https://www.fsms.org/. Accessed Jun 9, 2026.
4. FEMA. "Flood Map Service Center." FEMA, https://msc.fema.gov/. Accessed Jun 9, 2026.

Disclosure & Compliance

Disclosure: This article discusses proprietary technology developed by Linton Global Technologies. Michael R. Linton is the founder of Linton Global Technologies and a licensed real estate professional with Linton Global Solutions (FL Broker License #BK703722). This content is for informational purposes only and does not constitute investment, legal, or financial advice.

Compliance Statement: All CREDDS and REOMind.ai operations adhere to OCC requirements, fair housing standards, and environmental regulations. Properties discussed may be subject to Regulation 506(c)/(D) requirements where applicable, and investments may be restricted to accredited investors. Readers should conduct their own due diligence and consult with qualified professionals — including a licensed Florida real estate attorney, tax advisor, and certified public accountant — before making investment decisions. Past performance does not guarantee future results.