An alta survey is a detailed property survey that meets the American Land Title Association standards for title insurance purposes.

Alta Survey

Overview

An alta survey, also known as an ALTA survey or ALTA/NSPS survey, is a comprehensive property survey that adheres to the strict standards established by the American Land Title Association (ALTA) in conjunction with the National Society of Professional Surveyors (NSPS). This type of survey is primarily used to identify potential title issues and establish precise property boundaries before real estate transactions, particularly in commercial and industrial properties.

Purpose and Applications

The primary purpose of an alta survey is to provide title insurance companies, lenders, and property buyers with detailed information about a property's boundaries, improvements, and potential encroachments. These surveys are most commonly required for:

Commercial real estate transactions

Large property purchases

Construction projects

Mortgage lending

Boundary disputes

Property development and subdivision

Key Components

An alta survey includes several critical elements that distinguish it from standard boundary surveys:

Boundary Definition: Precise location of property lines based on recorded deeds and legal descriptions, with measurements accurate to specific tolerances.

Improvements: Location and dimensions of all buildings, structures, and significant improvements on the property.

Easements and Rights: Identification of recorded easements, rights-of-way, and other encumbrances affecting the property.

Encroachments: Detection of improvements from neighboring properties that extend onto the surveyed property, or vice versa.

Access Points: Documentation of all means of access to the property, including driveways, parking areas, and pedestrian paths.

Utilities: Mapping of visible utility lines, poles, and infrastructure on or adjacent to the property.

Standards and Specifications

Alta surveys must comply with the current ALTA/NSPS standards, which are periodically updated to reflect modern surveying practices and industry needs. These standards establish:

Minimum accuracy requirements

Specific symbols and notation conventions

Required title exceptions and disclosures

Liability limitations for surveyors

The standards ensure consistency and provide clear expectations for all parties involved in the transaction.

Difference from Standard Surveys

While standard boundary surveys provide basic property boundary information, alta surveys offer more comprehensive coverage with higher accuracy standards. Alta surveys examine title issues more thoroughly and provide greater detail regarding encumbrances and potential problems affecting property rights.

Preparation and Execution

Alta surveys are conducted by licensed professional surveyors who must:

1. Review recorded legal documents and titles 2. Conduct field surveys using modern surveying equipment 3. Research title records and easements 4. Prepare detailed drawings meeting ALTA standards 5. Verify information with title companies and local authorities

Cost Considerations

Alta surveys typically cost more than standard surveys due to their comprehensive nature and strict adherence to professional standards. Costs vary based on property size, complexity, location, and local market conditions. However, the investment often proves worthwhile by identifying potential title issues before they become expensive problems.

Conclusion

An alta survey represents the gold standard in property surveying, providing comprehensive documentation of property boundaries and conditions. By identifying potential issues early in the transaction process, these surveys protect all parties and facilitate smoother real estate dealings, making them an invaluable tool in commercial real estate transactions.