ALTA/NSPS Land Title Surveys

What Is an ALTA/NSPS Land Title Survey?

An ALTA/NSPS Land Title Survey is a standardized survey jointly defined by the American Land Title Association and the National Society of Professional Surveyors. Because the requirements are nationally uniform, lenders and title insurers know exactly what they're getting, no matter which surveyor prepares it, which is why these surveys are the standard requirement for most commercial property transactions, financings, and acquisitions.

New standards took effect on February 23, 2026, replacing the 2021 requirements. If your contract was executed on or after that date, your survey needs to be requested and prepared as a 2026 ALTA/NSPS Land Title Survey, not the prior version. The changes affect how surveyors document title research, what fieldwork practices are recognized, and how encroachments and physical conditions are reported on the face of the survey. We're prepared to deliver under the current standard for every new engagement.

What Table A Items Mean for Your Survey

Beyond the minimum standard requirements, ALTA/NSPS surveys include an optional list known as Table A, covering items like zoning classification, utility locations, flood zone designation, and parking counts. Which Table A items you select directly affects the scope, timeline, and cost of your survey, and lenders often have their own requirements for which items must be included. We work directly with buyers, lenders, and title companies early in the process to confirm the right Table A items are selected before fieldwork begins, so there are no surprises when the survey lands on the closing table.

Why Timing Matters on ALTA/NSPS Surveys

Because ALTA/NSPS surveys sit on the critical path to closing, delays here ripple through the entire transaction. Getting a complete title commitment to your surveyor early, along with clear direction on Table A items, is the single biggest factor in keeping a survey on schedule. Our team coordinates directly with title companies and lenders to keep the research, fieldwork, and drafting phases moving in parallel wherever possible.