Buying a commercial building involves massive risk. You put millions of dollars on the line. You need facts. You order an ALTA survey to map out the property lines and find title issues. That standard document gives you the baseline facts. It does not give you everything.
To get the specific details your bank or architect actually needs you have to look at the Table A Items.
Table A is a menu. It sits at the end of the standard national requirements for commercial property maps. You pick what you want. You pay for what you pick. If you pick the wrong items you waste money. If you skip the right items your bank will refuse to fund your loan.
Understanding the Local Terrain
Developing property near the historic waterfront brings unique headaches. Old industrial lots near the harbor sit on fill dirt from a century ago. Century-old brick sewers run under these lots. Old rail lines cut across abandoned factory floors.
A standard boundary map just shows the property corners. It completely ignores that buried sewer line. If you buy the property and start digging for a new foundation you will hit that pipe. The city will fine you. Your project will stop. You need a crew to look for specific physical features on the site. Table A lets you demand that level of detail.
Counting the Parking Spaces (Item 7)
You want to turn an old warehouse into apartments. The local zoning board has strict rules about parking. They require a specific number of parking spaces for every residential unit you build.
You cannot guess how many cars fit in the back lot. You need proof. Table A Item 7 requires the field crew to map every strip of paint in the parking lot. They count the exact number of spaces. They map the handicapped spots. They show the exact width of the drive aisles. Your architect uses this data to prove to the zoning board that your project meets the local parking laws.
Finding Hidden Utilities (Item 11)
Digging blind is a fast way to ruin a budget. Historic districts have complicated underground networks. Power lines gas mains and water pipes run in every direction.
Public utility maps are often wrong. The city might think a water line runs under the street. It might actually run straight under your loading dock. Table A Item 11 forces the mapping team to locate evidence of underground utilities. They look for manhole covers and water valves. They work with private utility locating companies to trace the pipes. This keeps your excavation crew safe. It keeps your construction schedule moving.
Measuring Exact Square Footage (Item 4)
Commercial leases rely on math. If you buy a retail strip center you charge rent based on the gross floor area. If your math is wrong you lose money every month.
You cannot trust the square footage listed on an old tax record. Tax records are notoriously inaccurate. They often ignore additions or overhangs. Table A Item 4 solves this problem. The field crew measures the exact exterior footprint of the buildings on the site. They calculate the precise gross floor area. You get real numbers. You can set your lease rates accurately and maximize your profit.
Mapping Substantial Features (Item 8)
Look at any property near the Patapsco River basin. You will find retaining walls and old concrete bulkheads. These structures hold back soil and manage water runoff.
If a retaining wall collapses it costs a fortune to rebuild. You need to know exactly where these structures sit. You need to know if they cross over onto the neighbor's land. Table A Item 8 requires the team to map substantial physical features. This includes swimming pools and massive concrete pads. It includes anything that changes the value or risk profile of the property.
Checking the Wetlands (Item 19)
Water dictates everything in this region. Environmental protection laws restrict what you can build near the bay and its tributaries.
If your property touches a protected wetland you cannot just pour concrete. You have to observe strict buffer zones. A standard map does not show environmental boundaries. Table A Item 19 requires the crew to map out wetland areas flagged by a qualified environmental biologist. Your site planner needs this map to figure out where you can legally put a building.
Do Not Order Everything
Some buyers panic and order every single item on the list. This is a massive waste of money.
Every item adds time and cost to the final bill. If you are buying a concrete parking garage downtown you do not need Item 19 for wetlands. If you are buying an empty dirt lot you do not need Item 4 for building square footage. You only pay for the data that actually impacts your specific project. Talk to your lender and your title company. Find out exactly what they require to close the deal.
Real estate deals move fast and mistakes cost money. Get your facts straight before you sign a contract. Reach out to an experienced ALTA survey team to discuss your site. They will help you pick the exact Table A options you need to get your deal done right.
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