An ALTA/NSPS survey is a detailed property survey conforming to standards jointly established by the American Land Title Association and National Society of Professional Surveyors, documenting property boundaries, improvements, easements, and other physical features. This standardized survey format is commonly required by lenders and title companies for commercial real estate transactions, providing a consistent, thorough level of detail.
What an ALTA/NSPS survey typically documents
| Element | What's shown |
|---|---|
| Property boundaries | Precise legal boundary lines and any encroachments |
| Improvements | Buildings, parking, and other structures with dimensions |
| Easements | Physical location of recorded easements |
| Flood zone information | FEMA flood zone designation if applicable |
What to watch for before committing
Licensed surveyor qualifications
Engage a properly licensed surveyor experienced with ALTA/NSPS standards for this specialized survey.
Boundary encroachment identification
Carefully review the survey for any boundary encroachments, either by the subject property onto neighbors or vice versa.
Easement location verification
Confirm the survey clearly shows the physical location of any recorded easements, since this affects how they impact your intended use.
Table A optional items selection
Understand the optional Table A items available in ALTA/NSPS surveys and select those relevant to your specific due diligence needs.
Currency of the survey
For significant transactions, confirm the survey is current or recent, since site conditions can change over time.
Coordination with title insurance
Coordinate survey timing and scope with your title insurance requirements, since certain coverage may depend on survey findings.
When you need to know this
- Purchasing commercial property — documenting precise boundaries and improvements before closing
- Financing a property acquisition — satisfying lender requirements for standardized survey documentation
- Identifying boundary or encroachment issues — uncovering physical discrepancies not apparent from records alone
- Planning site improvements or expansion — understanding precise boundaries and existing easement locations
Frequently asked questions
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