Thorough, standards-compliant surveys for commercial real estate transactions and title insurance.
An ALTA/NSPS survey is a specialized type of boundary survey that follows the strict standards established by the American Land Title Association and the National Society of Professional Surveyors. These surveys provide the most comprehensive depiction of a property available, making them the preferred choice for commercial real estate closings, title insurance underwriting, and institutional lending.
Unlike a standard boundary survey, an ALTA/NSPS survey includes detailed mapping of improvements, easements, rights-of-way, encroachments, and other factors that could affect property ownership or use. Because this survey type follows a nationally recognized standard, lenders and title companies across the country can rely on the results regardless of which state the property is located in.
ALTA surveys are typically associated with commercial or investment-grade property transactions. A request for this type of survey often originates from a title attorney, lender, or institutional investor. Common situations that call for an ALTA/NSPS survey include:
One key requirement of an ALTA survey is that the client must provide the surveyor with a current title insurance commitment document. This allows us to research and depict all recorded exceptions that could impact the property.
Our ALTA/NSPS surveys go beyond baseline requirements to give you a complete understanding of the property. Each survey is prepared in full compliance with the current Minimum Standard Detail Requirements and includes:
With licenses across multiple states and deep experience in commercial transactions, we deliver surveys that meet the highest industry standards.
Licensed across Tennessee, Georgia, Alabama, Mississippi, Kentucky, North Carolina, and Florida, we handle multi-jurisdictional transactions seamlessly.
We understand that commercial closings run on tight schedules. Our team coordinates efficiently to meet your deadlines without compromising accuracy.
We can accommodate all optional Table A items as specified by your lender or title company, ensuring complete compliance with transaction requirements.
A standard boundary survey establishes property lines and corners. An ALTA/NSPS survey goes further by adhering to a nationally recognized set of minimum standards. It includes detailed depiction of improvements, recorded easements, zoning information, flood zone data, and other elements that a title company or lender needs to evaluate the property. The ALTA standard ensures uniformity so the survey is accepted by institutions nationwide.
Table A is a list of optional survey items that can be added to an ALTA/NSPS survey at the request of the client, lender, or title company. Examples include parking counts, wetland delineation, offsite easement depiction, and building height measurements. Your lender or title attorney will specify which Table A items are required for your transaction.
The title commitment lists all recorded exceptions and encumbrances that affect the property, such as easements, deed restrictions, and liens. The surveyor must review this document to locate and depict these items on the survey plat. Without it, the survey cannot fully meet ALTA/NSPS standards.
While ALTA surveys are most commonly associated with commercial transactions, they can be performed on any property type. However, for most residential purchases, a standard boundary or mortgage survey is sufficient and more cost-effective. An ALTA survey may be warranted for high-value residential properties or when an out-of-state lender requires it.
Several variables influence pricing, including the size and complexity of the property, the number of Table A items requested, the availability of existing survey records, terrain and vegetation conditions, and the deadline for completion. Each ALTA survey is quoted individually based on the specific requirements of the transaction.
Contact us to discuss your requirements and receive a detailed quote. We coordinate directly with your title company and lender to ensure a smooth closing.