What Is a Commercial Land Title Survey and Why It Matters in San Antonio, TX

Commercial Land Title Survey is a professional map and report that shows the legal boundaries, visible improvements, easements, and title-related information for a commercial property. For anyone buying, financing, developing, or lending on commercial real estate in San Antonio, a clear, certified title survey is a foundation for smart decisions and clean closings.

At Celco Surveying, we perform commercial title surveys across San Antonio and surrounding communities. With over 100 years of combined industry experience, our team helps property owners, developers, lenders, and title companies reduce risk and move projects forward with confidence. Learn what a commercial land title survey includes, when you need one, and how it protects your investment.

What a Commercial Land Title Survey Actually Shows 

A commercial land title survey identifies and documents:

• Property boundary lines and corner markers

• Improvements such as buildings, fences, driveways, and utilities

• Recorded easements, rights-of-way, and access points

• Encroachments and possible overlaps with neighboring parcels

• Legal description and a certification for use by title companies and lenders

Below we expand each item so you can see why each piece matters in San Antonio’s market.

Why a Title Survey Matters in San Antonio

1. Protects buyers and lendersA certified title survey reduces surprises at closing. Lenders and title companies often require a survey to verify that the legal description matches what’s on the ground and to highlight risks that could affect marketable title.

2. Prevents boundary disputesFinding an encroachment or an incorrectly placed fence before you buy stops expensive legal battles after closing. In dense commercial districts around San Antonio, small boundary mistakes can become big problems.

3. Supports permitting and developmentBefore you plan construction, add utilities, or subdivide, you need to know where easements and setbacks lie. A survey identifies constraints that affect site plans and permit approvals with the City of San Antonio and Bexar County agencies.

4. Clarifies access and easementsA property can be legally landlocked or have shared drives. A title survey documents recorded access rights or reveals gaps that need resolution.

5. Improves lender and title company confidenceClean, certified survey deliverables speed underwriting and title insurance issuance. That reduces delays and unexpected demands during closing.

How a Commercial Land Title Survey Differs From Other Surveys

• Title Survey: Focused on title, right-of-way, easements, and features that affect ownership and transfer. Often requested by title companies and lenders.

• Boundary Survey: Verifies property lines but may omit title-specific research and certification for title companies.

• ALTA/NSPS Survey: A more detailed standard used nationwide when lenders or owners require a high level of certainty. ALTA surveys follow a strict checklist and often include additional items such as floodplain info and special certifications.

If your transaction requires title insurance or lender approval, a title or ALTA survey is usually the right choice. Celco Surveying handles title and ALTA-style surveys tailored to local requirements.

What the Survey Process Looks Like (simple steps)

1. Pre-survey title researchWe review recorded deeds, plats, and easements to understand the legal background.

2. Fieldwork and measurementOur crew locates property corners, measures improvements, and documents visible encroachments and site features.

3. Drafting the map and reportWe prepare a professional survey drawing, written report, and certification for the title company or lender.

4. Delivery and follow-upYou receive survey deliverables and we discuss any issues found. If required, we coordinate with your title company or attorney.

Typical Timeline and Deliverables

• Timeline: Depending on parcel size, access, and complexity, expect delivery in a few days to several weeks. Urban parcels with clean records move faster. Large sites or properties with title complications require more time.

• Deliverables you’ll receive: Certified survey map, written report, legal description, and a signed certification letter suitable for title and lending purposes.

What Affects Cost

Rather than quoting a one-size-fits-all price, consider these cost drivers:

• Property size and acreage

• Density of improvements and visible complexities

• Need for research into chain-of-title and multiple easements

• Whether an ALTA/NSPS standard survey is required

• Site access and the time needed for field crews

Celco Surveying offers free consultations and competitive quotes tailored to the specifics of your property. Contact us for a precise estimate.

How to Choose the Right Commercial Surveyor in San Antonio

Look for:

• Proper licensing and registration in Texas. Celco Surveying is a licensed firm serving San Antonio and nearby cities.

• Local experience. Familiarity with San Antonio zoning, permitting practices, and typical title issues speeds resolution.

• Clear deliverables. Ask whether the survey includes a signed certification for title companies and lenders.

• References and reviews. Check testimonials from recent commercial clients.

Why Celco Surveying: we combine local knowledge with reliable communication and documented experience. 

Common Issues Found on Title Surveys (and how we address them)

• Fence or building encroachments — we document the issue and advise on remedies such as easement agreements or property line adjustments.

• Unrecorded access — we identify whether shared drives or rights exist and advise on legal steps.

• Incorrect legal descriptions — discrepancies between records and the ground can be resolved before closing.

• Hidden easements — some recorded easements are not obvious on site; we flag them for review so you can address title insurance exceptions.

Identifying these problems early saves time, money, and stress.

How Celco Surveying Helps You Move Forward

At Celco Surveying we offer:

• Free consultations for commercial surveys in San Antonio and surrounding areas

• Clear, certified deliverables accepted by title companies and lenders

• Local knowledge that helps avoid common permitting and development delays

We aim to make the survey portion of your transaction predictable and reliable so you can focus on the deal.

Closing

A professional commercial land title survey is not paperwork. It is a risk management tool that clarifies ownership, protects lenders, and clears the path for development. If you own, are buying, or are financing commercial real estate in San Antonio, make the survey step a priority.

Contact Celco Surveying for a clear, certified title survey and a free consultation. We’ll walk you through what we’ll find, what it means for your transaction, and how to resolve issues before they slow your deal.

Ready to get started?

If you need a reliable commercial land title survey in San Antonio, Celco Surveying is ready to help. Call (830) 214-5109, email eddie@celcosurveying.com, or visit us at 18018 Overlook Loop, Suite 105 Unit 239, San Antonio, TX 78259 to request a free consultation and get started with confidence.

FAQs 

What is included in a commercial land title survey?

A certified map of property boundaries, improvements, recorded easements, encroachments, legal description, and a signed certification for title or lender use.

Do I need a commercial title survey to sell or buy property in San Antonio?

Often yes. Lenders and title companies commonly require a title survey to issue title insurance and complete a sale.

How long does a title survey take?

Usually from a few days to several weeks, depending on property size and complexity.

Can a title survey find encroachments?

Yes. Fieldwork locates improvements and reveals potential encroachments or overlaps with neighboring parcels.

What is the difference between an ALTA and a title survey?

ALTA/NSPS surveys follow a national standards checklist and typically include more detailed items; title surveys focus on title-related matters. Lenders often specify the standard required.