What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS Land Title Survey is a highly detailed boundary and property survey prepared in accordance with the standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is the gold standard for due diligence in commercial real estate transactions, providing a comprehensive representation of the property’s boundaries, improvements, easements, rights-of-way, and other critical features. This type of survey plays a vital role in helping legal counsel, title insurers, lenders, and purchasers assess risk and validate property interests.
The Survey Process
The process begins with obtaining a quote from a licensed, experienced land surveyor and completing the Table A optional items checklist (see ALTA-NSPS TABLE A). Once the scope is defined, the surveyor will issue a formal proposal for approval. Key information that should be provided to the surveyor includes:
- Purpose of the Survey: Is the survey for acquisition, redevelopment, financing, or an update to an existing ALTA/NSPS survey?
- Utility Considerations: Are underground or above-ground utilities a critical concern?
- Aerial Imagery: Is aerial mapping or drone imaging required?
- Title Commitment: When will the title commitment be available for the surveyor’s review?
- Building Height Data: Are vertical dimensions needed for zoning or entitlement purposes?
- Access and Easements: Does the property have documented access and recorded easements? (This is especially important for properties near limited-access rights-of-way or with undocumented utility corridors.)
- Timeline and Due Diligence: What is the required turnaround time, and does the contractual due diligence period allow for the scope and complexity of the survey?
Client Communication: identifying the main point of contact and establishing clear lines of communication is essential for efficiency. Your surveyor will need to know if any stakeholders are located in different time zones or countries.
Why These Details Matter
Providing accurate and thorough responses to these questions—primarily via the Table A form (ALTA-NSPS TABLE A) and accompanying communication—ensures a survey scope that aligns with the transaction’s needs and timelines. Clear expectations and early coordination minimize delays and costly revisions.
Our Commitment at TLSC
At The Land Surveying Company (TLSC), we have successfully completed hundreds of ALTA/NSPS Land Title Surveys across a wide range of property types and jurisdictions. Our team is equipped with the expertise, workflow systems, and communication tools necessary to seamlessly manage these complex surveys and support all stakeholders through to final delivery.