If you’re buying, selling, or improving property in Los Angeles, you may be asked to provide a land survey. Two of the most common types are boundary surveys and ALTA/NSPS surveys — but they serve very different purposes. Knowing which one you need can save you time, money, and legal headaches.
What Is a Boundary Survey?
A boundary survey determines the exact lines and corners of a property. It’s most commonly used for both residential and commercial properties to:
- Confirm precise property boundaries
- Identify encroachments on neighboring parcels
- Support construction and improvement planning
- Satisfy lender or buyer requirements during a sale
These surveys are typically ordered by the property owner and help ensure that fences, walls, or buildings are placed properly. They’re essential if you plan to build near a property line or want to avoid disputes with neighbors.
What Is an ALTA/NSPS Survey?
An ALTA/NSPS survey (American Land Title Association / National Society of Professional Surveyors) is a highly detailed form of land surveying that includes everything in a boundary survey — and much more. Usually required for commercial real estate transactions and large or expensive residential properties, ALTA surveys:
- Are typically ordered by a lender, title company, or attorney
- Include title review, easements, encumbrances, and risks
- Allow property owners to secure title insurance
- Provide a comprehensive view of the property for financing and development
This type of survey must meet strict national standards and often includes additional items like building dimensions, parking counts, utility locations, and setback information.
Key Differences
While both boundary surveys and ALTA/NSPS surveys establish property lines, they serve very different purposes:
Boundary Survey:
- Identifies property boundaries and corners
- Ordered by the property owner
- Used for residential and light commercial development
- Helps prevent encroachments and supports improvement projects
- Typically does not include title review
ALTA/NSPS Survey:
- Includes boundary information plus easements, encumbrances, and legal risks
- Ordered by a lender, title company, or attorney
- Required for large commercial transactions and large or expensive residential properties
- Provides detailed data to support financing and title insurance
- Must comply with national ALTA/NSPS standards
- Often includes optional “Table A” items such as utility locations and setback info
In short, boundary surveys are ideal for defining limits and planning improvements, while ALTA surveys are required when legal and financial assurance is needed for complex property transactions.
Get Your Los Angeles Land Survey Today
Whether you’re planning a simple residential fence or navigating a multi-million dollar commercial deal, M&M&Co. is here to help. Our Los Angeles-based land surveying team provides precise, high-quality boundary and ALTA/NSPS surveys tailored to your specific needs.
We work seamlessly with architects, engineers, realtors, attorneys, and title companies to keep your project moving smoothly. From identifying the right survey type to delivering accurate documentation on time, we’re committed to service, excellence, and integrity in everything we do.
Not sure what kind of survey you need? Contact us today for a free quote — no matter how big or small your project. When you have questions, we have answers.
