Redevelopment projects are becoming more common across South Florida. Older shopping centers, small hotels, office buildings, and vacant commercial lots now attract new investors who want to rebuild or improve them. In Hollywood, many buyers see these properties as a chance to create new apartments, restaurants, retail space, or mixed-use projects.

However, redevelopment deals often come with hidden problems.

A property may look simple from the outside. The parking lot may seem large enough. The driveway may appear legal. Utility lines may not look like an issue. Yet many buyers discover problems after they begin planning construction.

That is why many lenders, developers, and property buyers request an ALTA survey before closing.

An ALTA survey helps uncover problems early. As a result, buyers can avoid expensive delays, redesign costs, financing issues, and legal disputes later.

Why Redevelopment Projects Are Increasing

South Florida continues to see strong redevelopment activity as investors target older commercial properties for mixed-use and multifamily projects. In Hollywood, redevelopment projects often focus on aging plazas, older retail centers, underused commercial lots, and small motel properties near busy roads and growing neighborhoods.

Many buyers see opportunity in these locations because land availability continues to shrink across South Florida. As a result, developers often look for ways to improve existing sites instead of building farther away from major business areas.

However, older properties usually come with challenges that newer sites may not have.

Over the years, owners may expand parking lots, move utility lines, add fences, or change driveways without updating older property records. In some cases, neighboring businesses may also use part of the property without a recorded agreement.

Because of this, redevelopment projects often require more detailed due diligence before closing.

What Is an ALTA Survey?

An ALTA survey is a detailed commercial property survey used during many real estate transactions and redevelopment projects.

ALTA surveys follow national standards created by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These standards help lenders, title companies, buyers, and developers review the property using consistent survey information.

Unlike a basic boundary survey, an ALTA survey combines field measurements, title records, visible improvements, and easement information into one detailed report.

An ALTA survey may show:

• Property boundaries
• Easements
• Parking areas
• Driveways
• Utility locations
• Building positions
• Access points
• Fences and walls
• Encroachments
• Drainage areas

Because redevelopment projects often involve major investments, buyers need accurate property information before construction planning begins.

Why Redevelopment Projects Need an ALTA Survey

Redevelopment projects often involve older commercial properties with hidden site problems. An ALTA survey helps identify those problems early so buyers can avoid delays, redesign costs, financing issues, and legal disputes later in the project.

Many buyers focus on financing, design plans, and future construction first. However, property problems can stop redevelopment work before permits are even approved.

For example, a developer may purchase an older shopping plaza near Hollywood Boulevard with plans for a mixed-use project. Later, the ALTA survey reveals that part of the parking lot crosses onto neighboring land.

Suddenly, the project becomes much more complicated.

The buyer may need to redesign the site plan, negotiate with the neighboring property owner, or resolve title issues before construction can begin.

In another situation, a drainage easement or utility line may run directly through the planned building area. Because of that, the owner may lose valuable construction space or need major design changes.

These situations happen more often than many buyers realize.

Common Problems an ALTA Survey Can Reveal

Commercial redevelopment projects can uncover issues that buyers cannot easily see during a walkthrough.

An ALTA survey may reveal:

• Parking lots crossing property lines
• Shared driveways without legal agreements
• Utility easements blocking future construction
• Encroachments from neighboring buildings
• Drainage conflicts
• Boundary disputes
• Access limitations
• Unrecorded site changes

Even small problems can create major delays during redevelopment projects. Therefore, many commercial buyers order an ALTA survey during the due diligence stage instead of waiting until the last minute.

Why Easements Create Major Construction Delays

Easements are one of the biggest reasons buyers order an ALTA survey before redevelopment begins.

An easement gives another party certain rights to use part of the property. Utility companies, neighboring businesses, and local agencies often hold easements on commercial land.

Some easements allow access roads. Others protect sewer lines, drainage systems, power lines, or underground utilities.

At first, these easements may not seem important. However, redevelopment projects often require new building layouts, expanded parking, or additional structures.

That is where problems begin.

If a planned structure sits inside an easement area, the city may reject the permit plans. In some cases, the owner may need to redesign the entire project or relocate utility systems before construction can move forward.

Therefore, identifying easements early helps buyers avoid expensive surprises later.

Why Commercial Properties Face Unique Challenges

Many redevelopment properties involve older commercial corridors with tight lot conditions and shared infrastructure. Because of that, redevelopment projects often become more complicated than buyers expect.

Some commercial properties may share parking areas or access roads with neighboring businesses. Others may have older drainage systems that no longer match current site conditions.

In addition, many South Florida properties also face floodplain and stormwater management concerns because of the region’s coastal environment.

As a result, buyers need a clear understanding of the property before redevelopment planning begins.

An ALTA survey helps identify:

• Shared access areas
• Drainage easements
• Boundary concerns
• Utility conflicts
• Flood-related site limitations
• Encroachments
• Access restrictions

Because of this, developers can plan projects more confidently and reduce risk during the approval process.

Why Lenders and Title Companies Require an ALTA Survey

Commercial lenders often require an ALTA survey before approving financing.

Lenders want proof that the property has legal access, accurate boundaries, and no major survey issues that could reduce property value or create legal risk later.

Title companies also review ALTA surveys before issuing title insurance policies.

For example, if a neighboring structure crosses onto the property, the title company needs that information before closing. Likewise, if the parking lot extends outside the legal boundary, the lender may require the issue to be resolved before financing approval.

Because of that, ALTA surveys help protect everyone involved in the transaction.

Waiting Too Long Can Delay the Entire Deal

Some buyers wait until the final stages of the transaction before ordering an ALTA survey. Unfortunately, that decision can create serious delays.

Redevelopment projects already involve architects, engineers, attorneys, contractors, lenders, and city approvals. If the survey reveals a major issue late in the process, everything can slow down quickly.

The lender may pause financing. The city may reject permit plans. Attorneys may need additional title review before closing.

As a result, construction schedules and project budgets may suffer.

That is why many experienced developers order an ALTA survey during the early due diligence stage. Early survey information gives buyers more time to resolve property issues before redevelopment plans move forward.

An ALTA Survey Helps Buyers Make Smarter Decisions

Redevelopment opportunities can offer strong long-term value. However, older commercial properties often carry hidden risks that buyers cannot easily see during a basic property walkthrough.

An ALTA survey helps uncover those risks before closing.

It gives developers, lenders, investors, and title companies a better understanding of the property boundaries, easements, access points, utility conflicts, and site conditions tied to the transaction.

Most importantly, it helps buyers avoid expensive surprises after purchase.

Before investing in a redevelopment project, ordering an ALTA survey early can save time, money, and stress throughout the entire process.

For a free land surveying quote, call us at (954) 516-2680 or send us a message by going here.

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