The 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys set the industry standard for the collection, depiction, and certification of land title data. An ALTA/NSPS Land Title Survey (often referred to simply as an “ALTA Survey”) is much more than a traditional boundary survey, it is a rigorous product designed for the needs of title insurance companies, lenders, attorneys, developers, and buyers engaged in commercial and high-value real estate transactions.
Taylor Wiseman & Taylor has a long history of providing ALTA surveys for a diverse range of clients, ranging in size from under 1 acre to over 3,000 acres.
What Is an ALTA Survey?
An ALTA survey is a highly detailed land survey that conforms to standards developed by the American Land Title Association (ALTA) and National Society of Professional Surveyors (NSPS). It integrates field measurements, property records, and legal research to depict:
- Accurate property boundaries
- Locations of structures and improvements
- Rights-of-way, easements, and encumbrances
- Access to public or private streets
- Encroachments, overlaps, and gaps
- Water bodies, utilities, and pertinent site features
Beyond boundary determination, the ALTA survey is designed to illustrate potential conditions that could affect ownership, use, or development, such as zoning restrictions, flood hazards, and utility locations.
The ALTA Survey Includes:
- Research and Records Review: Title reports, commitments, and historical data are reviewed alongside public documents to identify current property boundary descriptions, easements, rights of way or other title encumbrances.
- Field Survey: High-precision fieldwork determines physical evidence of boundaries and locates all significant features.
- Analysis and Mapping: Survey data is integrated, analyzed, and depicted on a certified plat or map, showing all required and optional features.
- Certification: The final ALTA survey is signed and sealed by a licensed professional land surveyor.
ALTA Survey Components
| Component | Details |
| Boundary Lines | Legal property boundaries, including obscured or ambiguous lines |
| Buildings/Improvements | Locations and dimensions of existing structures |
| Easements & Encroachments | Both recorded and observed easements, possible encroachments and rights-of-way |
| Utilities | Locations of above- and below-ground utilities, points of connection, and utility-related easements |
| Access | Verification of physical site access to public or private ways |
| Water Features | Identification of water boundaries or features on or along the property |
| Flood Zone & Zoning | Optional classification and depiction of flood hazard zones and zoning data (via Table A) |
| Certification | Surveyor’s signed and sealed certificate covering ALTA/NSPS standards |
Optional Survey Items (Table A)
The ALTA/NSPS standards provide a list of “Table A” optional items. These may be requested by the client to tailor the survey for specific due diligence needs. Examples include:
- Flood zone determination
- Gross land area and specific measurements
- Topographic contours and elevations
- Parking counts and measurements of improvements
- Underground utility mapping
- Offsite easements and appurtenances
- Zoning and building restrictions
Who Needs an ALTA Survey?
- Title Insurance Companies – To insure against survey risks and confirm legal description matches reality.
- Lenders and Attorneys – For risk management and compliance with standardized requirements.
- Developers and Buyers – To illustrate possible constraints on land use, surveys and surveyors do not determine ownership, or development potential, and support design.
- Public Agencies – When jointly planning or reviewing real estate transactions.
Why Choose Taylor Wiseman & Taylor for ALTA Surveys?
Our experience, precision, and responsiveness set us apart. From research and fieldwork to mapping and certification, we deliver ALTA/NSPS Land Title Surveys that provide peace of mind and support successful transactions, no matter the project size.
Let us help you navigate the complexities of property acquisition, financing, and development with the certainty that only a professional, standards-compliant ALTA Survey can provide.