Buying a commercial condo unit is not the same as buying a standalone building. You are purchasing space inside a larger structure, and that space is defined by a condo plat, not just a deed. If that plat does not match reality on the ground, you can end up with a boundary dispute, a financing delay, or a unit that does not include the storage room you thought was yours.

An ALTA title survey helps confirm what you are actually buying before you sign anything. Where commercial condo conversions and mixed-use buildings continue to grow along the Rosslyn-Ballston corridor and near Crystal City, this step matters more than most buyers expect.

What Exactly Is Included in the Commercial Condo Purchase?

Start with the basics. A commercial condo purchase typically includes your specific unit, a share of common elements, and sometimes limited common elements like a reserved parking space or a storage cage.

Ask your surveyor and attorney to confirm exactly which spaces are part of your unit and which are shared. Common elements might include lobbies, hallways, mechanical rooms, or the roof. Limited common elements are shared spaces assigned only to certain units.

This distinction affects your maintenance responsibilities and your rights. It also affects your taxes, since some jurisdictions assess condo units differently depending on what is included.

Confirm these details early:

• Square footage of your unit, and whether it matches the condo declaration
• Any exclusive use areas tied to your unit
• Access rights to loading docks, freight elevators, or utility rooms
• Whether any easements affect your space

A survey alone will not answer every one of these questions. Pair it with a careful read of the condo declaration and bylaws.

Do the Condo Plat and Title Documents Describe the Same Unit?

This is one of the most overlooked steps in a commercial condo purchase. The condo plat is the recorded document that shows unit boundaries, floor levels, and common areas. Your title commitment should reference that same plat and describe the same unit.

Mismatches happen more often than buyers expect. A unit number might change after a renovation. A floor plan might get updated without the plat being amended. An older building might have plats recorded decades apart, with small inconsistencies between them.

Ask your surveyor to review the recorded condo plat against current title documents. If the descriptions do not line up, resolve it before closing, not after. Fixing a plat discrepancy after you own the unit is slower and more expensive.

For older buildings, especially those converted from office to condo use, plat amendments are common. Confirm which version is currently controlling before you rely on any survey or floor plan.

Are Parking, Storage, and Loading Areas Legally Assigned?

Parking and storage cause more commercial condo disputes than almost anything else. A seller might tell you a parking spot or storage unit comes with the sale, but that only matters if it is legally assigned to your unit in recorded documents.

Ask these questions directly:

• Is the parking space deeded to the unit, or is it a limited common element controlled by the association?
• Can the association reassign or reduce parking allocations in the future?
• Are loading dock rights shared, timed, or restricted to certain units?
• Does the storage area shown on marketing materials match what is recorded?

In dense commercial areas, parking is often limited and highly valued. A survey combined with title review can confirm what is actually yours, not just what you were told during a walkthrough.

Have Interior or Exterior Changes Affected Recorded Condo Boundaries?

Buildings change over time. Tenants build out interior walls. Owners combine or split units. Building owners add mezzanines or modify common areas. Any of these changes can affect where your unit’s legal boundaries fall compared to what was originally platted.

An ALTA survey can identify where physical conditions differ from the recorded plat. This includes:

• Interior walls that no longer match unit lines
• Additions or renovations that were never reflected in an amended plat
• Encroachments into common areas or neighboring units
• Structural changes affecting shared systems like HVAC or fire suppression

If your unit was recently renovated, or if the building has a history of tenant improvements, ask specifically whether the plat has been updated to reflect current conditions. An unrecorded change does not disappear. It just becomes a problem for whoever discovers it later, and that is often the next buyer or lender.

What Survey Information Do the Lender and Title Company Require?

Lenders and title companies rely on ALTA surveys to confirm what they are financing and insuring. Requirements can vary by lender, title company, and property type, so confirm expectations early rather than assuming a standard survey will work.

Common items lenders and title companies look for include:

• Confirmation that the unit matches the recorded condo plat
• Identification of easements, encroachments, or access issues
• Verification of legal access to the unit and any assigned parking or storage
• Flood zone determination, since this affects insurance requirements
• Zoning compliance information, when requested

Some lenders require a specific ALTA/NSPS table item to be addressed, while others accept a more limited scope. Ask your lender or title company directly what they need before ordering a survey. Ordering the wrong scope can cost you time during closing.

If your purchase involves financing, build survey time into your closing timeline. Surveys involving research into older recorded plats can take longer than a standard site survey, especially in established buildings with amendments on file.

Frequently Asked Questions

Does every commercial condo purchase require an ALTA survey? 

Not always. Requirements depend on the lender, title company, and sometimes the county or municipality. Many commercial lenders require one, but confirm with your specific lender before assuming it is needed.

How is a condo survey different from a standard ALTA survey? 

A condo survey focuses on comparing your unit and common elements to the recorded condo plat, rather than measuring the entire parcel boundary. It often includes reviewing prior plat amendments too.

Can a survey uncover problems with the condo association’s records? 

Yes. A survey can reveal mismatches between physical conditions and recorded plats, which sometimes points to gaps in how the association tracked changes over time.

For a free land surveying quote, call us at (571) 200-9937 or send us a message by going here.

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