Before touching on what an ALTA survey is, I would like to touch on what an ALTA isn’t, or the wrong reasons to request an ALTA survey.
Wrong Reasons to Request an ALTA Survey
While ALTA Surveys can be a valuable tool in certain situations, there are instances where requesting one may not be the most appropriate choice. Here are some examples of wrong reasons to request an ALTA Survey, along with explanations of why an alternative approach may be more suitable.
- Design Survey with Boundary Resolution: ALTA Surveys are primarily focused on title insurance and do not typically address design-related aspects of a property. For boundary resolution and design needs, it would be more appropriate to request a topographic survey or a boundary survey.
- You need utilities mapped: ALTA Surveys can identify visible utilities, but they do not typically provide a comprehensive mapping of underground utilities. To obtain a complete mapping of utilities, it may be more appropriate to request a utility locating service or a geophysical survey.
- You Need a flood zone mapped: ALTA Surveys do not typically address flood zone mapping. To obtain flood zone information, it may be more appropriate to consult flood insurance rate maps (FIRMs) provided by the Federal Emergency Management Agency (FEMA) or to request a flood zone determination from a professional land surveyor.
- You want to verify building setbacks: ALTA Surveys can provide information on building setbacks, but they may not always be the most appropriate choice for this purpose. To verify building setbacks, it may be more appropriate to request a boundary survey or to consult with the local planning department for official setback requirements.
- You want a new land description for the subject property: ALTA Surveys can provide a legal description of a property, but they do not always address the need for a new land description. To obtain a new land description, it may be more appropriate to consult with a professional land surveyor or a real estate attorney.
- You want to subdivide the subject parcel: ALTA Surveys are not designed for subdividing a property. To subdivide a parcel, it may be more appropriate to request a subdivision plat or to consult with a professional land surveyor and local planning department for the necessary requirements and procedures.
By understanding the limitations and appropriate uses of an ALTA Survey, you can make informed decisions about the most suitable survey type for your specific needs
What is an ALTA/NSPS Land Title Survey (ALTA)
Purpose: “Members of the American Land Title Association® (ALTA) have specific needs, unique to title insurance matters, when asked to insure title to land without exception as to the many matters which might be discoverable from survey and inspection, and which are not evidenced by the public records.” (taken from MINIMUM STANDARD DETAIL EQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS (Effective February 23, 2021))
That being said, an American Land Title Association (ALTA) Survey is a detailed and comprehensive land survey that adheres to the standards set by the American Land Title Association and the National Society of Professional Surveyors (NSPS). These surveys are typically conducted for commercial properties as ALTA surveys are often required by title companies, lenders, and buyers for properties involved in commercial transactions, such as sales, leases, or refinancing. The survey serves to identify any potential issues or encroachments that could impact the property’s value or use.
Steps Required to Complete an ALTA Survey
An ALTA Survey follows a specific process to ensure thoroughness and accuracy. The steps involved are:
- Research: The first step in an ALTA Survey is to gather information about the property, including a title report, previous surveys, deeds, and other relevant documents. This research helps to establish the legal boundaries of the property and identify any potential issues such as easements.
- Fieldwork: The surveyor then visits the property to conduct a thorough field survey. This involves measuring the property’s dimensions and identifying any physical features, such as buildings, fences, or other structures.
- Data Analysis: The surveyor analyzes the collected data to determine the legal boundaries of the property and identify any encroachments or other issues.
- Map Creation: The surveyor creates a detailed map of the property, showing the location of physical features and identifying any encroachments or other issues.
ALTA Requirements vs. Table A Item Requirements
ALTA requirements are the minimum standards that must be met for an ALTA Survey to be considered complete. These requirements include identifying the property’s boundaries and any physical features, as well as any encroachments or other issues that could impact the property’s value or use.
Table A item requirements are optional additions to an ALTA Survey that can provide additional information about the property. These items may include zoning information, topographic data, or underground utility locations. The inclusion of Table A items is determined by the client’s specific needs and requirements.