ALTA Survey

Overview

An ALTA survey, formally known as an American Land Title Association survey, is a comprehensive property survey that meets the stringent standards established by the American Land Title Association and the National Society of Professional Surveyors (NSPS). These surveys are primarily used in commercial real estate transactions, mortgage lending, and title insurance applications.

Purpose and Standards

ALTA surveys are designed to provide lenders, title companies, and property owners with detailed and accurate information about a property's boundaries, improvements, and potential encumbrances. The standards for ALTA surveys are outlined in the ALTA/NSPS Land Title Survey Standard, which has been updated multiple times to reflect current surveying practices and technology.

The primary purpose of an ALTA survey is to identify and document all matters that could affect the property's title or use, including easements, encroachments, boundary lines, improvements, and zoning considerations.

Key Components

A comprehensive ALTA survey typically includes:

Precise boundary lines showing the exact legal limits of the property

All structures on the property, including buildings and permanent improvements

Easements and rights of way that may affect property use

Encroachments where improvements on neighboring properties extend onto the subject property

Zoning information relevant to the property's current and potential use

Utilities including water, sewer, and electrical lines

Topographic features such as elevation changes and natural elements

Ownership information establishing who owns the property

Types of ALTA Surveys

There are several variations of ALTA surveys tailored to specific transaction types:

ALTA/NSPS Land Title Survey - The most comprehensive option, suitable for major commercial transactions and new construction projects.

ALTA Residential Survey - A streamlined version designed for residential properties, providing essential information for mortgage lending and insurance purposes.

Limited ALTA Survey - A more focused survey addressing specific concerns identified by the lender or title company.

Professional Requirements

ALTA surveys must be performed by licensed professional surveyors who are registered in the state where the property is located. These professionals must have specialized training and adherence to specific technical standards outlined in the ALTA/NSPS guidelines.

Common Uses

Mortgage lending - Most commercial lenders require ALTA surveys before approving loans

Title insurance - Title companies use ALTA surveys to assess risk and determine insurability

Real estate transactions - Buyers and sellers use these surveys to confirm property details

Development and construction - Developers rely on ALTA surveys for project planning

Legal disputes - ALTA surveys provide documented evidence in boundary disputes

Cost and Timeline

The cost of an ALTA survey varies based on property size, complexity, and location, typically ranging from $500 to $5,000 or more. The timeline generally requires two to four weeks for completion, though rush services may be available.

Advantages

ALTA surveys provide comprehensive documentation that protects all parties in a real estate transaction. They identify potential issues before they become costly problems and serve as legal documentation for property boundaries and improvements.

Conclusion

An ALTA survey represents the highest standard in property surveying, providing detailed and reliable information essential for significant real estate transactions. Whether for commercial development, mortgage lending, or title insurance, ALTA surveys offer the comprehensive documentation necessary to ensure property rights are properly understood and protected.