ALTA/NSPS Land Title Survey

The "ALTA Survey," more properly referred to as an "ALTA/NSPS Land Title Survey," is a specialized type of property survey that is prepared in conformance with standards jointly prepared by the American Land Title Association and the National Society of Professional Surveyors. Because of the stringent requirements for ALTA/NSPS Land Title Surveys, they are considered by many to be the "highest form" of Boundary Surveys.

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Because state and local regulations governing survey practice vary considerable throughout the United States, these standards were developed by the representative organizations of the Title Insurance and Land Surveying industries to assure consistency of survey products throughout the country. Typically, ALTA/NSPS Land Title Surveys are performed for transactions involving large or particularly valuable commercial, industrial, multi-unit residential properties, office parks, etc.

The current standards governing these surveys, known as the "Minimum Standard Detail Requirements For ALTA/NSPS Land Title Surveys" became effective in February 2016. They include specific technical criteria for the surveyor's field work procedures and the resulting plat. The Surveyor performing the work must certify on the face of the plat that these requirements have been met. In order to certify that the standards of an ALTA/NSPS Land Title Survey have been met must, the surveyor be provided with the most current Commitment for Title Insurance or other title evidence as well as copies of other legal documents such as record descriptions of adjoining lands and easements, both benefitting and burdening the property to be surveyed. The surveyor will be required to address 'Exceptions to Coverage' found in the title Insurance Commitment and locate on the site any exceptions that affect the subject property. For example, the surveyor may be required to determine if an easement granted many years ago by a previous owner to a utility company or municipality actually crosses the property to be surveyed and if so where.

The standards also include a separate list of optional items the Client may request be shown on the plat. This list, known as "Table A" may include such things as topography (contours), building heights, parking, zoning information, evidence of recent grading, flood information, etc. Many of the 'Table A' items may actually be regulatory requirements in different states or localities and therefore may not actually be 'optional'. The Survey Staff at Gay and Neel, Inc. has extensive experience with ALTA/NSPS Land Title Surveys. Real estate transactions can involve sellers, purchasers, lenders, and title insurers across the nation working together on a strict schedule. We understand the value an ALTA/NSPS Land Title Survey adds to your investment and the importance of providing our work in a timely manner. We have performed these surveys on industrial and manufacturing facilities, hotels, restaurants, apartment complexes, retail stores, shopping centers, mobile home communities, banks, recreational facilities, and more. We will be happy to talk with you about what is needed on your survey.

For further information and 'FAQS' see:

2016 Minimum Standard Detail Requirements For ALTA/NSPS Land Title Surveys may be found here

'FAQ's (note this link is 'FAQ's regarding the earlier, 2011 standards, however they are still relevant in most cases)