ALTA/NSPS Surveys

An ALTA/NSPS survey, commonly referred to simply as an ALTA survey, is a comprehensive type of land survey that adheres to specific standards set forth by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These surveys are often conducted for commercial real estate transactions, particularly for properties with high value or complex characteristics. ALTA surveys provide detailed information about the property's boundaries, improvements, easements, and other relevant features.

Key features of an ALTA/NSPS survey include:

1. Boundary Determination: The surveyor accurately locates and delineates the property boundaries based on legal descriptions, deeds, and other pertinent documents. This includes identifying boundary lines and corner markers.

2. Improvements: ALTA surveys depict existing improvements on the property, such as buildings, structures, roads, parking lots, and utilities. The surveyor provides dimensions and locations of these improvements relative to the property boundaries.

3. Easements and Encumbrances: ALTA surveys identify and document any easements or other encumbrances affecting the property. This includes utility easements, access rights, and other legal constraints that may impact the property's use and development.

4. Zoning Information: The surveyor may provide information about the property's zoning classification, setbacks, and other zoning regulations applicable to the site. This helps buyers and lenders understand how the property can be legally used and developed.

5. Title Commitment Review: The surveyor reviews the title commitment provided by the title insurance company to plot any requirements or exceptions related to the property's title. This helps ensure that the survey accurately reflects the property's legal status and any title-related issues are properly addressed.

6. Certification: Upon completion of the survey, the surveyor provides a certification statement affirming that the survey was conducted in accordance with ALTA/NSPS standards and that the information presented is accurate and reliable. This certification is typically accompanied by the surveyor's signature, seal, and professional credentials.

ALTA/NSPS surveys are highly detailed and comprehensive, designed to provide thorough information to buyers, lenders, title insurance companies, and other stakeholders involved in commercial real estate transactions. These surveys help mitigate risks associated with title defects, boundary disputes, and other potential issues, providing assurance and clarity for all parties involved in the transaction.