An ALTA survey is one of the most important documents a commercial real estate buyer in Chicago, IL, can obtain before closing. This guide explains what it covers and when you need one.
What an ALTA Survey Actually Is
An ALTA/NSPS Land Title Survey is a boundary survey prepared to nationally standardized specifications accepted by lenders and title companies in every state. The acronym stands for the American Land Title Association and the National Society of Professional Surveyors, the two bodies that maintain the standards.
Unlike a basic boundary survey, this survey type goes further. It documents boundaries, easements, encroachments, improvements, and access rights in a single deliverable, giving buyers, lenders, and title companies a complete picture of the property's physical condition relative to the title record.
What the Survey Maps and Documents
Every survey must include several core elements by default: precise property line determination using recorded deeds, plats, and physical evidence; location of all buildings, parking areas, driveways, fences, and other improvements; identification of recorded easements, rights-of-way, and encroachments; and a comparison of survey findings against the Schedule B-II exceptions in the title commitment.
Understanding Table A Optional Items
Beyond the standard scope, buyers and lenders can select optional add-ons from what the standards call Table A. Common selections include zoning classification and setback requirements, parking space counts, utility locations, and flood zone classification. Your lender will typically provide a required Table A list when ordering the survey. Share those requirements with your surveyor at engagement so scope is confirmed before fieldwork begins.
Why Chicago CRE Transactions Often Have Extra Complexity
The process in Chicago, IL, can involve layers that buyers elsewhere may not encounter. Urban density creates complex boundary situations in corridors like the Loop, River North, Fulton Market, and the West Loop. Industrial properties along rail-served corridors may carry historic easements that need careful documentation.
Cook County adds another layer. Some Chicago properties fall under the Torrens title registration system, which affects how title research is conducted and what the surveyor must verify before certifying the survey. Confirm early in due diligence whether the target property is Torrens-registered.
Typical Process Timeline for a Chicago ALTA Survey
- Buyer or lender engages a licensed Illinois professional land surveyor and provides the title commitment.
- Surveyor reviews the commitment, confirms Table A requirements, and mobilizes a field crew.
- Field survey is completed and the certified survey document is drafted.
- Draft is reviewed against title exceptions; issues are resolved before the final certified copy is issued.
Order the survey as early as possible in the transaction timeline to avoid delays at closing.
Frequently Asked Questions
Is an ALTA Survey Required for Every Commercial Purchase in Illinois?
Not every purchase legally requires one, but most commercial lenders and title insurers require it as a condition of closing for institutionally financed deals.
What is the Difference Between an ALTA Survey and a Boundary Survey?
A boundary survey only establishes property lines. An ALTA survey adds improvements, easements, encroachments, and title review, allowing extended coverage title insurance.
When Should a Chicago Buyer Order the ALTA Survey?
Order it as early in due diligence as possible. It can reveal encroachments, access issues, or title exceptions affecting deal structure or pricing.
Get Your ALTA Survey Started With an Experienced Chicago Team
PLCS Corporation has prepared ALTA surveys for some of Chicago's most significant commercial properties, serving developers, law firms, and title companies across the Chicago metro area and Northern Illinois. Visit our ALTA/NSPS Land Title Surveys page or contact our team to request a quote, or call (773) 685-5102 to speak with a licensed surveyor.
