ALTA / NSPS Land Title Surveys

An ALTA/NSPS Land Title Survey is a comprehensive boundary and title survey prepared according to nationally recognized standards established by the American Land Title Association and the National Society of Professional Surveyors.

Commonly requested for commercial real estate transactions, financing, refinancing and property development, an ALTA/NSPS survey combines detailed field measurements with a review of the current title commitment and supporting recorded documents. The completed survey identifies property boundaries, access, rights-of-way, easements, buildings, visible improvements and potential encroachments.This information helps buyers, property owners, lenders, title insurers, attorneys and developers evaluate title and survey matters before closing, financing or developing a property.

Table A Optional Survey Items

Table A allows the client, lender and title insurer to request additional information beyond the standard ALTA/NSPS survey requirements. The appropriate items should be selected before the survey begins because they may affect the scope, schedule and cost of the work.

1. Boundary Monuments — Placement of monuments or reference monuments at major property corners.
2. Property Address — Address information shown on the survey when available from documents or observed during fieldwork.
3. Flood Zone Classification — Flood zone information based on applicable federal, state or local flood maps.
4. Land Area — Gross land area and other specified areas.
5. Vertical Relief — Contours, elevations, vertical datum and benchmark information.
6. Zoning Information — Zoning classification, setbacks, height restrictions, floor-area restrictions and parking requirements provided in a zoning report or letter. Setback lines may also be depicted when the information does not require interpretation by the surveyor.
7. Building Information — Exterior building dimensions, building footprint areas, other specified areas and measured building heights.
8. Additional Site Features — Substantial observed features such as parking lots, signs, swimming pools and landscaped areas.
9. Parking Information — Number, type and striping of clearly identifiable parking spaces.
10. Division or Party Walls — The location and relationship of designated shared walls to adjoining properties.
11. Underground Utilities — Evidence of underground utilities based on client-provided plans, reports or coordinated private utility markings. Utility locations cannot be guaranteed without excavation.
12. Governmental Requirements — Survey-related requirements of agencies such as HUD or the Bureau of Land Management.
13. Adjoining Property Owners — Names of adjoining owners according to current tax records.
14. Nearest Intersecting Street — Distance from the surveyed property to the nearest intersecting street.
15. Use of Imagery — Use of approved aerial or other imagery to depict certain site features, subject to agreed sources, accuracy and limitations.
16. Recent Construction Activity — Observed evidence of recent earthwork, construction or building additions.
17. Street and Right-of-Way Changes — Available information concerning proposed right-of-way changes and observed recent street or sidewalk work.
18. Offsite Easements — Depiction of plottable offsite easements that benefit the surveyed property.
19. Professional Liability Insurance — Confirmation of professional liability insurance meeting a specified minimum amount.
20. Potential Encroachments and Access Concerns — A summary table identifying observed potential encroachments, setback concerns and certain undocumented access or use conditions.
21. Additional Negotiated Items — Other project-specific services agreed upon by the client and surveyor.

Table A selections should be coordinated with the title company, lender and surveyor early in the process. Engineering design or detailed topographic services may require a separately negotiated scope under Item 21.