Buying riverfront land where the three rivers meet can look simple until the recorded rights come out, and an ALTA survey is what brings those hidden claims into the open. Old rail corridors, utility easements and access agreements often crisscross Pittsburgh’s waterfront parcels long after the trains and pipes stop showing up on the surface. A lender, an attorney and a developer each need to see how those rights sit against the land before money changes hands. That clear picture is exactly what a well-run due diligence survey provides.

Riverfront redevelopment carries more paperwork risk than most deals. A single unmapped easement can block a building footprint or force costly redesign. Sorting the records first keeps surprises out of the closing.

Begin With the Title Documents, Not the Total Station

Good due diligence starts at a desk, reading before measuring. The survey team gathers the title commitment, the deeds, the easement documents, the right-of-way plans and any prior surveys. From those papers they build an exception matrix that ties each recorded right to a place on the ground or flags the ones that won’t plot cleanly.

That matrix keeps the fieldwork focused instead of scattered. When the crew finally walks the site, they already know which corridors and claims to hunt for. Starting with the documents also catches records that describe rights no monument can show, which matters most on old industrial riverfront.

Tell Real Rail Rights From Leftover Track

Abandoned-looking rails, ballast and fences don’t prove anything on their own. A corridor can carry active legal rights long after the last train, or it can be fully released while the tracks still sit in place. So the survey compares what’s visible against the recorded descriptions and title exceptions rather than trusting the scene.

This distinction changes what a buyer can build. A live rail easement might slice straight through a planned structure, while a released one might free up ground everyone assumed was lost. Matching the physical remnants to the record keeps that judgment grounded in documents, not appearances.

Match What’s Built at the Water’s Edge to the Deed

The riverfront edge collects improvements that don’t always match the paper parcel. Walls, docks, paths, paved areas and utility structures often sit near or across the described boundary. The ALTA survey maps those features and shows how they relate to the parcel in the transaction, without offering an opinion on who owns what.

Laying occupation over the deeded line reveals the pressure points. An encroaching dock or a wall past the boundary becomes a question the parties can address before closing. Presenting that relationship plainly lets the buyer, seller and title company decide how to handle each conflict.

Follow the Utility Corridors Across the Site

Riverfront parcels tend to host a tangle of recorded utilities. Water, sewer, power, communication and drainage corridors all run through ground a developer wants to reshape. The survey plots those easements against buildings, parking areas and proposed redevelopment zones so restrictions show up early.

Some of these corridors demand permanent maintenance access, which can limit where anything new goes. Spotting an easement that crosses a future building pad saves a redesign later. Tracing each corridor across the site turns vague utility notes into lines a design team can actually work around.

Hand Everyone the Same Survey to Work From

The real payoff is one coordinated exhibit that every party can read. Boundaries, improvements, title exceptions, access conditions, observed encroachments and selected optional items all land on a single drawing. That way the lender, the counsel and the developer argue from the same facts instead of three different versions.

Shared information moves a deal faster. Objections get resolved, financing risk gets weighed and plans get revised against one trusted picture. When closing approaches, that common exhibit becomes the reference everyone already trusts.

Frequently Asked Questions

Does an ALTA survey determine whether a railroad easement was abandoned?

No. The survey maps the corridor and points to the recorded documents, yet the legal question of abandonment belongs to attorneys and the title company. The survey gives them the mapped evidence, and they reach the conclusion.

Which optional items are useful for riverfront redevelopment?

Buyers often add items from the ALTA/NSPS Table A, such as flood zone information, topography and utility locations. These extras match the risks water and old infrastructure bring. Choosing them upfront keeps the survey aligned with the deal’s real concerns.

Can flood information and topography be added to the assignment?

Yes, and near a river they usually should. Flood and elevation data help the team judge buildable areas and design around water. Adding them during the ALTA work saves ordering a separate survey later.

What title documents should be supplied before fieldwork begins?

The title commitment, along with the deeds and easement documents it references, gives the surveyor the full list of exceptions to plot. Right-of-way plans and prior surveys help too. Handing these over early lets the crew map every claim instead of missing one.

How are utilities handled when structures fall outside recorded corridors?

The survey shows the structure and the recorded corridor in their true positions, which can reveal a line sitting outside its easement. That gap becomes a documented issue for the parties to resolve. The surveyor maps the mismatch rather than deciding who’s responsible for it.