An ALTA survey is not a one-size-fits-all product. Table A is the part that lets a buyer pick exactly what gets checked and written up. You may be working through a business deal in Charlotte, NC. Knowing how Table A works helps a lot. It can help you order a survey that covers what your project needs.

What Table A Really Controls

Every ALTA follows a shared set of national rules. Those rules set the base level for accuracy and general content. Table A sits on top of that base. It lists extra items a buyer can add to the survey. The choice depends on what the property and the deal really require.

Nobody has to order every item on this list. Some deals only need a handful of these extra items. Others need most of them. This is common with big business properties. Lenders and buyers often want the whole picture before closing on a big deal.

Choosing the wrong set of items creates real problems. Everyone involved in the deal feels it. Skip something the deal really needed, and a buyer might close blind. An issue that mattered could go unseen. Order items that do not fit the property, and the buyer pays for work with no value.

Getting this list right takes some thought. It is not something to rush through at the last minute before ordering the survey.

A good starting point is thinking about the property’s future, not just its current state. A buyer planning to sell within a few years might want a smaller scope. A buyer planning to hold and build long term often wants more.

Zoning and Setback Information

One common Table A item covers zoning class and setback lines. This tells a buyer the zoning of the property. It shows where buildings need to sit too, next to the property lines. For a buyer planning new construction, this detail matters. It shapes what can really get built on the site.

Skipping this item does not mean zoning problems go away. It just means the survey will not flag them. A buyer relying on a survey without this item may need to check zoning by hand. This means using other sources before finalizing plans for the property.

This item matters most when the buyer already has real building plans. A buyer purchasing land purely as an investment might reasonably skip this item. This applies if there are no building plans yet. They can always add it later if plans change.

Utility Location Information

Another common item covers the spot of utilities serving the property. This means visible utility structures. In some cases, it also covers signs of underground lines. This comes from markings or other records on file. This detail matters a lot for any buyer planning site work.

Utility conflicts can wreck a construction timeline fast. A buyer who skips this item might find trouble later. A utility line might run through a planned building spot. That discovery forces a costly redesign. Ordering this item early gives a buyer the chance to plan around utilities. This beats running into them mid-project.

Properties with clear, well-known utility service may need less detail here. A property with a messy utility past needs more. The right call depends on what the buyer already knows. It also depends on how much doubt remains about the site.

Older properties tend to carry more doubt here. Utility lines added decades ago may not show up on current records. A fresh look through the survey often catches gaps. Old paperwork tends to miss these.

Flood Zone Class

Table A also includes flood zone class as an item. This is based on FEMA maps. This tells a buyer if the property sits in a mapped flood zone. If it does, this item shows which zone applies. For properties near water or in low spots, this item carries real weight.

A buyer who skips this item on a flood-risk property takes on unknown risk. Insurance costs tie back to flood zone status. So do building rules and future resale value. Getting this information through the survey ties it directly to the property. It stays linked to the real boundaries and features.

Properties clearly outside any flood-prone area might not need this item at all. A buyer working with a survey pro can settle this item fast. This depends on the property’s general spot and known flood mapping for the area.

Access and Parking Details

Some Table A items cover site access points and parking areas. This shows how cars enter and exit the property. It also shows the number and layout of parking spaces on site. For a buyer, this detail can matter as much as the building itself.

A property with unclear access rights can become a real headache later. A buyer who skips this item might miss something big. A shared driveway or a limited access point might not surface until after closing. Catching these details during the survey helps a lot. A buyer gets time to ask questions before the deal is done.

Parking counts matter for buyers with specific use plans in mind. A retail tenant often depends on a minimum parking count. So does a restaurant use, under local rules. Confirming this number through the survey protects the buyer. It beats guessing from old records and getting a surprise down the road.

A buyer switching a property to a new use should pay close attention here. What worked for the last tenant may not meet the parking rules for a different type of business.

Matching Table A Items to the Actual Deal

The real skill here is matching items to what a specific deal really needs. A simple purchase of a small property calls for a lean set of items. A complex business deal calls for a much fuller list. This is true with loan money, new construction, and many people involved.

Lenders often drive part of this choice. Many lenders have their own rules here. They set which Table A items a survey must include. This happens before they fund a loan. A buyer working with loan money should confirm these rules early. This beats guessing and having to reorder items later.

Buyers and developers in Charlotte, NC benefit from this step. Talking through Table A choices with a survey pro before ordering the work pays off. A short talk helps a lot. Cover the property, the planned use, and any loan money involved. This builds a survey plan that really fits the deal. This beats guessing at what might matter later.