ALTA/NSPS Land Title Survey: what it is and who needs one

An ALTA/NSPS Land Title Survey is the most complete type of property survey. It follows minimum standards adopted jointly by the American Land Title Association and the National Society of Professional Surveyors, so that title insurers, lenders and buyers anywhere in the country know exactly what they get.

Who asks for one

• Lenders financing a commercial property, an apartment building or a large parcel.
• Title companies that want to remove the standard survey exception from a title policy.
• Buyers and investors who need a full picture of a property before closing.

It is rarely required for a single-family home, where a boundary survey is usually enough. Ask your lender or title company before you order the more detailed survey.

What the minimum standards cover

The surveyor researches the title documents you provide and shows, among other things:

• the boundary lines and corners, tied to the record description;
• easements and rights of way listed in the title commitment, and whether they affect the property;
• buildings and improvements, with any visible encroachments in either direction;
• evidence of access to a public road, visible utilities and possible uses by others.

Table A: the optional items

The standards include a list of optional items, called Table A, that the client chooses: for example flood zone classification, building area and height, parking count, zoning information, topography or utilities. Each item adds work. Your lender or attorney usually provides the exact list; send it to the surveyor with your quote request.

How to avoid delays

1. Order the survey early: field work, title review and drafting take time, and revisions are common before closing.
2. Send the title commitment and the documents it lists. The surveyor cannot report on easements they have not seen.
3. Give the names of every party to be certified (buyer, lender, title company) so the certification is right the first time.
4. Ask the surveyor to confirm the state license of the person who will sign and seal the survey.

Describe your property and the Table A items you need in the form: licensed surveyors near you get back to you with a written quote.