ALTA SURVEY

ALTA Surveys

What's an ALTA Survey?

Land Survey Equipment

The American Land and Title Association (ALTA) and National Society of Professional Surveyors (NSPS) have a joint committee that agrees upon a set of standards for ALTA Surveys.  These standards are typically above and beyond a state's minimum standards for surveying. They are utilized in most commercial transactions and can answer relevant questions, such as:

  • The surveyor’s findings about property boundaries
  • Observed easements and exceptions to coverage in the title commitment
  • The improvements, utilities, public access and significant observations on the property
  • Additional items can be selected from "Table A" to reveal other facts about the property relating to zoning, flood hazards, topography, parking and more

What's an ALTA Survey?

Land Survey Equipment

The American Land and Title Association (ALTA) and National Society of Professional Surveyors (NSPS) have a joint committee that agrees upon a set of standards for ALTA Surveys.  These standards are typically above and beyond a state's minimum standards for surveying. They are utilized in most commercial transactions and can answer relevant questions, such as:

  • The surveyor’s findings about property boundaries
  • Observed easements and exceptions to coverage in the title commitment
  • The improvements, utilities, public access and significant observations on the property
  • Additional items can be selected from "Table A" to reveal other facts about the property relating to zoning, flood hazards, topography, parking and more
This survey type doesn't merely provide a topographical snapshot of a property. It offers a comprehensive understanding, detailing property boundaries, structures, utility lines, easements, encroachments, access rights, zoning classifications, and more.

Key Applications of ALTA Surveys

Beyond its intricate detailing, the ALTA survey serves a range of pivotal functions:

  • Real Estate Transactions - ALTA surveys are often a requisite in high-value real estate transactions, particularly commercial ones. They provide buyers and lenders with a clear, detailed, and reliable view of the property, highlighting potential risks or challenges.
  • Land Development - Developers rely on ALTA surveys to obtain a granular understanding of a property before starting their projects. With precise information on easements, encroachments, or zoning classifications, they can plan projects that align with local regulations.
  • Title Insurance - Title companies often require ALTA surveys to underwrite title insurance policies for properties, ensuring no unforeseen issues could affect the title's validity.

Role of the Professional Land Surveyor in Topographic Surveys

An ALTA survey's credibility hinges on the expertise of the professional land surveyor overseeing it. Here's how these experts play an instrumental role:

  • Precision Data Gathering - Surveyors employ state-of-the-art tools from GNSS (GPS) equipment to 3D laser scanning, ensuring data accuracy. Every boundary line, structure, and utility is meticulously mapped.
  • In-depth Analysis - The raw data, while extensive, needs interpretation. Surveyors offer insights, determining if there are any possible encroachments, listing zoning classifications, and identifying potential issues that could impact property use or value.
  • Comprehensive Reporting - The surveyor's report, often accompanied by detailed maps and descriptions, is a conclusive document about the property. It not only details what's present on the land but also highlights any discrepancies or potential issues.
  • Regulatory Adherence - ALTA surveys must meet the stringent standards set by ALTA/NSPS. Professional surveyors ensure that every aspect of the survey adheres to these stipulated norms.

An ALTA survey is more than a mere representation of a property; it's a comprehensive guide, offering clarity, ensuring compliance, and acting as a foundation for informed decision-making. Whether you're venturing into a major real estate acquisition, planning a large development, or securing a substantial loan, understanding the intricacies of ALTA surveys is important. The invaluable contributions of a professional land surveyor can ensure your endeavors are built on solid ground.

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