ALTA/NSPS Land Title Surveys
Recognizing a very wildly varying landscape of survey standards nationwide, the American Land Title Association ("ALTA") got together in 1962 with the American Congress on Surveying and Mapping ("ACSM") and developed a uniform standard of survey requirements that would meet the stringent needs of lenders and title insurers nationwide, commonly known as "ALTA Standards". An ALTA survey differs from a typical boundary survey in several ways. Between the 7th revision (in 2011) and the 8th revision (in 2016), ACSM merged with and became known as the National Society of Professional Surveyors ("NSPS"). So, these surveys are now known as ALTA/NSPS Land Title Surveys.
The most notable way is that the surveyor must be provided with the results of a title examination (usually by a Title Insurance Commitment) so that the title examiner and surveyor are both on the same page and aware of all matters that affect a piece of property. Higher precision and measurement analysis standards are also unique to ALTA surveys, assuring the client of a consistent, very high quality product. Unique or site specific survey needs can also be addressed through the 21 item "menu" known as Table A.
ALTA surveys are usually required when a certain dollar amount of title insurance is reached, or based on a certain type of property such as a fast-food restaurant, industrial facility, or multi-level construction. ALTA surveys are generally performed on commercial or industrial property, although vacant or unimproved land may sometimes require one. We have prepared hundreds of ALTA surveys in several states. Many lenders and title examiners recommend us to their clients, of which we are extremely grateful. Knowing that most transactions that require an ALTA survey will also require a tight timeframe with little room for error, we strive to keep the closing on schedule while communicating with the various parties along the way. We look forward to discussing your ALTA survey needs soon.