Do I Need an ALTA Survey?
In the field of surveying there are many types of surveys. One of the most complex and detailed is the ALTA Survey.
What Is an ALTA Survey?
Created in 1962 through a partnership with the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM, now part of NSPS), an ALTA Survey is primarily used as a tool for the commercial title industry to delete survey exceptions from the issuance of a title policy and provide information that answers questions and alleviates concerns to all parties involved in the real estate transaction.
ALTA Survey vs. Boundary Survey
An ALTA Survey is a very comprehensive and often more expensive survey than a standard boundary survey as it must adhere to the Minimum Standard Detail Requirements set forth by ALTA and NSPS, which includes information such as easements, encroachments, zoning classifications, and improvements on the property. Because of the level of detail and coordination required with title companies and lenders, ALTA Surveys are typically more time-intensive and costly, but they offer a deeper level of assurance for property owners, investors, and financial institutions.
What is an ALTA Survey Used For?
It is frequently requested as part of the due diligence process when a lender is involved in a commercial real estate transaction. It allows both the lender and the buyer to assess any current or future risks associated with the property and informs the title company of any potential claims against the land after purchase.
ALTA Survey Examples
Examples include boundary line conflicts, encroachments onto and from adjoining properties, owner rights related to easements and/or leases, contiguity, or lack of, to multiple parcels, and anything that might affect zoning compliance.
ALTA Survey Requirements
ALTA requirements are specific and have been revised and updated approximately ten times since 1962. The most current version was adopted in February of 2021 and can be found here. When an ALTA Survey is needed, it is important to engage a surveyor experienced in ALTA surveys to navigate the process and deliver an accurate product.
What Does an ALTA Survey Include?
Typical ALTA Surveys depict:
- The surveyor’s findings of the property boundaries
- Any observed easements and survey-related exceptions to coverage found in the title commitment
- Property improvements including visible evidence of utilities, public access, and encroachments
Additional information can be requested through the Optional Table A list found in the Minimum Standard Requirements. These items are negotiated by the client and surveyor as they expand the scope and cost of the survey. Commonly requested items are:
- Item 1: Monuments
- Item 2: Address(es)
- Item 3: Flood Zone Classification
- Item 4: Gross Land Area
- Item 8: Substantial Features
- Item 9: Parking
- Item 13: Names of Adjoiners
- Item 14: Distance to the Nearest Intersecting Street
Documenting Fieldwork: A Critical Step in ALTA Survey Compliance
Once the surveyor has met all the Minimum Standard Detail Requirements and any negotiated Table A Items, they must provide a specifically recorded Surveyor’s Certification as outlined in Section 7 of the requirements. Along with the client and other involved party names, the certification must also include the date of fieldwork to document the day the surveyor was on the property collecting data and making observations. This date is critical as it may impact any claims or future liability as improvements and usage of the property can change over time.
Partner with EDG for Trusted ALTA Surveying and Mapping Services
ALTA Surveys are more thorough and detailed than a typical boundary survey or boundary with topography. However, they can be significantly more expensive. Depending on the client’s intended use or future use, it may be beneficial to spend the extra money to gain another level of comfort about the conditions of the property.
To learn more about how EDG can support your surveying and mapping needs, explore our full range of land survey services or contact our team directly.