A commercial deal can look clean on paper and still have an access problem hiding in the garage. Tenants, customers, and delivery drivers may reach the property through a ramp or drive aisle that sits on a neighbor’s land. If no recorded right backs that route, the buyer and lender are taking on a risk they may not see until it’s too late. An ALTA survey brings that risk into view before closing by tying what’s on the ground to what’s in the title records.

How an ALTA Survey Documents Garage Access

An ALTA survey is a detailed boundary survey built to national standards set by the American Land Title Association and the National Society of Professional Surveyors. It shows boundaries, improvements, easements, and evidence of access in one drawing that title companies and lenders can rely on. For a property served by a parking garage, the surveyor records how vehicles and people actually get from a public street to the site.

That means locating each garage entrance, noting whether it opens onto a public right-of-way or a private drive, and showing where the route crosses property lines. The surveyor will also note evidence of use, such as striping, signs, gates, and ticket machines. These details matter because a lender wants proof that the property has legal and physical access, and those two things don’t always match.

Physical Access Versus Legal Access

Physical access is the route people use every day. Legal access is the route the owner has a recorded right to use. A garage ramp can carry traffic for years without any easement behind it, and the survey is often the first document that shows the gap.

Reviewing Easements and Recorded Access Rights

Before fieldwork wraps up, the surveyor reviews the title commitment and the recorded documents listed in it. Garage access is often governed by a reciprocal easement agreement, a cross-access easement, or a declaration tied to a mixed-use or condominium project. Each of these can describe who may drive through, who maintains the structure, and where the access area begins and ends.

The surveyor plots every easement that can be located from its legal description and notes the ones that can’t be mapped. Some older garage agreements use vague language like “the parking structure as it now exists.” Those descriptions can be hard to pin down, and the survey will usually say so in the notes. A title company or real estate attorney then decides what the language means legally, since that interpretation falls outside the surveyor’s role.

Ask for copies of every recorded access document early. Missing exhibits and unrecorded side agreements are a common cause of late questions at closing.

Mapping Entrances, Ramps, and Shared Drive Aisles

A parking garage is a three-dimensional problem drawn on a flat sheet. The surveyor shows ramp locations, entrance and exit lanes, drive aisles, and the points where traffic moves between levels. On properties with layered ownership, the drawing may also show which floors or areas belong to which parcel.

Common items the survey may show include:

• Street entrances, curb cuts, and gated or controlled access points
• Ramps between levels and where they cross a property line
• Shared drive aisles serving more than one parcel or owner
• Striped parking spaces, if the client requests a count
• Posted height clearances that affect delivery or emergency vehicles

Some of these are optional items under Table A of the ALTA/NSPS standards. A parking space count, for example, is something the client usually has to request. Confirm with your lender and title company which Table A items they need before ordering the survey, because adding items after fieldwork can push back your schedule.

Identifying Access Limits Across Property Boundaries

The most useful part of the survey is often where access stops. A drive aisle might cross a boundary at a point that isn’t covered by any easement. A ramp could extend a few feet past the area described in the recorded agreement. These are encroachments or gaps, and the survey will show their size and location.

Garages built over or under other parcels add another layer. Air rights, below-grade parcels, and volumetric descriptions can split one structure among several owners. The survey has to show those limits clearly enough that a buyer understands which parts of the garage they control and which parts they only have a right to pass through. When the records don’t support a clean answer, a good surveyor will say so plainly in the notes.

Using Survey Findings During Commercial Due Diligence

Once the survey is done, the findings feed into title review, lender approval, and deal negotiation. The title company compares the survey to its commitment and may raise or remove exceptions based on what the drawing shows. A lender may ask for a new access agreement, a corrected easement, or added title coverage before funding.

Buyers should read the survey notes as closely as the drawing. Look for unplotted easements, encroachment notes, and any statement that physical access doesn’t match recorded rights. Bring those items to your attorney and title officer right away. Fixing an access problem before closing is usually faster and cheaper than fixing it after a dispute with a neighboring owner starts.

Timing matters here. Requirements vary by lender, title company, property type, and project scope, so confirm your survey needs as soon as the contract is signed.

Frequently Asked Questions

Does an ALTA survey always show parking garage access?

An ALTA survey shows evidence of access to the property, which includes garage entrances that serve the site. The level of detail depends on the Table A items you request and the scope agreed with the surveyor. Items like a parking space count are optional and must be asked for. Talk with your lender and title company first so the scope matches what they’ll require.

What happens if the garage access isn’t covered by an easement?

The survey will show the route and note that no recorded right appears to cover it. The title company may then list it as an exception or ask for more documents. A buyer may need to negotiate a new access easement with the neighboring owner. Your attorney can advise on the best way to resolve it before closing.

Can a surveyor interpret a reciprocal easement agreement?

A surveyor can locate and map the areas a recorded agreement describes. The surveyor can’t give a legal opinion on what the agreement allows or requires. That job belongs to a real estate attorney or title professional. The survey gives them an accurate picture to work from.

How long does an ALTA survey take for a property with a garage?

Timing depends on the size of the site, the number of levels, and how complex the recorded documents are. Garages with layered ownership or older, vague agreements tend to take longer to research. Gathering the title commitment and recorded documents early helps keep the schedule on track. Ask your surveyor for a realistic timeline before you set a closing date.

Will an ALTA survey show who maintains the garage?

The survey can reference recorded documents that assign maintenance duties. It won’t decide who’s responsible if those documents are unclear. Maintenance terms usually live in the easement agreement or declaration itself. Your attorney should review those terms alongside the survey.