How Long Is an ALTA Survey Good for HUD?
When an ALTA/NSPS Land Title Survey is prepared for a HUD/FHA-insured multifamily loan, the survey fieldwork must be completed within 180 days of closing. This requirement comes from the HUD Multifamily Accelerated Processing (MAP) Guide 4430.G, Chapter 19, Section 19.4.7.6.A.2. For as-built surveys at final closing on construction loans, the window is tighter at 120 days.
The Short Answer
Survey fieldwork must be completed within 180 days of initial closing or initial/final closing
As-built surveys at final closing (construction loans) must have fieldwork within 120 days
The Surveyor's Report itself must be not more than 120 days old when submitted to HUD
Important distinction: ALTA/NSPS surveys do not have a built-in expiration date under the survey standards themselves. The 180-day and 120-day limits are HUD-specific requirements tied to loan closing dates. Other lenders have different validity windows — for example, Fannie Mae allows 360 days with recertification.
HUD Survey Validity by Program
HUD's multifamily loan programs all require ALTA/NSPS surveys, but the timing requirements differ slightly based on the program type and closing structure.
Section 223(f) — Acquisition/Refinance
For existing multifamily properties at least 3 years old.
Section 221(d)(4) — New Construction
For new construction and substantial rehabilitation projects.
Section 232 (healthcare facilities) and Section 241(a) (supplemental loans) follow the same fieldwork timing requirements as their corresponding closing structures.
What Changed: 120 Days to 180 Days
Under HUD's previous Closing Guide, survey fieldwork had to occur within 120 days of closing. When HUD released the updated MAP Guide (4430.G), Chapter 19 expanded this window to 180 days.
| Requirement | Old Closing Guide | Current MAP Guide |
|---|---|---|
| Fieldwork for initial/final closing | 120 days | 180 days |
| As-built at final closing | 120 days | 120 days |
| Surveyor's Report age | 120 days | 120 days |
| Citation | HUD Closing Guide | MAP Guide §19.4.7.6.A.2 |
This change provides meaningful flexibility for deal participants. The extra 60 days means the survey fieldwork date is less likely to become an obstacle during loan processing, which for HUD loans can span 90 to 180 days.
Recertification vs. New Survey
A common question is whether an existing ALTA survey can be "recertified" for a HUD loan rather than ordering a brand-new survey. The answer depends on the program:
HUD Does Not Have a Formal Recertification Pathway
Unlike Fannie Mae (which explicitly allows recertification within 360 days), HUD's approach is fieldwork-date-driven. If the original survey's fieldwork falls within HUD's validity window, it may be acceptable. If the fieldwork date is outside the window, a new survey with new fieldwork is required.
Practically speaking, any re-issuance of an ALTA survey requires the surveyor to:
- Revisit the site to evaluate current conditions
- Inspect for changes to physical improvements
- Search for undiscovered easements or claims
- Reexamine all easements and encumbrances from the updated title commitment
- Perform fresh record research
- Issue a new certification with a current date
Industry professionals note that updating an ALTA survey typically costs 40-60% of a new survey. The surveyor takes on the same professional liability as a new survey, so the discount reflects reduced fieldwork time rather than reduced responsibility.
How HUD Compares to Other Lenders
Every major lender type has its own survey validity requirements. HUD's 180-day window falls in the middle of the range:
| Lender | Survey Validity | Recertification? |
|---|---|---|
| Freddie Mac | 90 days before Note date | Yes, with site reinspection |
| HUD/FHA | 180 days before closing | No formal pathway |
| Fannie Mae | 360 days before recording | Yes, explicitly allowed |
| SBA | Varies by SBA lender | Lender-specific |
| CMBS | Typically within 1 year | Varies by servicer |
Tip: If you're refinancing from a conventional or CMBS loan into a HUD loan, your existing survey may be too old. Plan to order a new ALTA survey early in the HUD application process to avoid delays at closing.
Required Table A Items for HUD
Regardless of when the survey is performed, all HUD surveys must include these Table A optional items:
For properties with wetlands, Optional Item 20 must also be amended to require the surveyor to locate any field delineation of wetlands.
Configure Table A for HUD/FHAPractical Timeline Tips
Given HUD's lengthy loan processing timelines (90-180 days is typical), survey timing is a real concern. Here's how to avoid common pitfalls:
Order Early, but Not Too Early
Order your ALTA survey after the firm commitment is likely but early enough that the 2-3 week turnaround doesn't create a bottleneck. Most experienced HUD borrowers order the survey 90-120 days before the expected closing date.
Coordinate with Title
The surveyor needs the title commitment to locate recorded easements. Delays getting the title commitment delay the survey. Order both simultaneously and provide the commitment to the surveyor as soon as available.
Budget for Updates
If your HUD closing is delayed beyond the survey's validity window, you'll need to pay for a survey update. Budget $2,000-$5,000 for a potential update, or roughly half the original survey cost.
Track the Fieldwork Date
HUD counts from the fieldwork date, not the certification date or delivery date. Confirm the actual fieldwork date with your surveyor and work backwards from your closing date.
Official HUD Source Documents
The following official HUD documents govern survey requirements for FHA-insured multifamily loans:
MAP Guide 4430.G — Chapter 19
Section 19.4.7.6.A.2 contains the 180-day fieldwork requirement. This is the primary governing document for all HUD multifamily survey timing.
hud.govHUD Form 91073-M — Survey Instructions and Surveyor's Report
The form that must accompany all ALTA surveys submitted for HUD multifamily projects. Contains specific fieldwork timing and certification requirements.
hud.govHUD Form 92457 — Survey Instructions to Surveyors
Specifies the ALTA/NSPS standards compliance, required Table A items, and certification requirements for HUD-insured projects.
hud.gov2021 ALTA/NSPS Standards — HUD Handout
HUD Exchange resource explaining how the 2021 ALTA/NSPS standards apply to FHA multifamily programs.
hudexchange.infoFrequently Asked Questions
How long is an ALTA survey good for HUD?
For HUD/FHA multifamily loans, the ALTA survey fieldwork must be completed within 180 days of closing. This is per the MAP Guide 4430.G, Chapter 19, Section 19.4.7.6.A.2. For as-built surveys at final closing on construction loans (Section 221(d)(4)), the fieldwork must be within 120 days.
Can I recertify an old ALTA survey for a HUD loan?
HUD does not have a formal recertification pathway like Fannie Mae does. HUD's requirement is fieldwork-date-driven: the survey fieldwork must have been completed within the 180-day window before closing. If the fieldwork date falls outside this window, new fieldwork (and effectively a new survey) is required. A surveyor may update an existing survey, but this still requires a site revisit and fresh certification.
What is the difference between the 180-day and 120-day HUD survey requirements?
The 180-day window applies to survey fieldwork for initial closing or combined initial/final closing (such as Section 223(f) loans). The 120-day window applies specifically to as-built surveys submitted at final closing on construction loans (Section 221(d)(4)), where the survey must reflect the completed construction.
Does HUD count survey validity from the fieldwork date or the certification date?
HUD counts from the fieldwork date — the date the surveyor actually visited and measured the property. The Surveyor's Report (certification) has a separate requirement of being not more than 120 days old. Both requirements must be met: fieldwork within 180 days of closing and Surveyor's Report within 120 days of submission to HUD.
What happens if my ALTA survey expires before HUD closing?
If the survey fieldwork date falls outside the 180-day window by the time of closing, the surveyor will need to perform new fieldwork and issue an updated survey. This typically costs 40-60% of the original survey price. Given HUD's lengthy processing times (90-180 days), it's important to time the survey order carefully and budget for a potential update.
Was the HUD survey validity always 180 days?
No. Under HUD's previous Closing Guide, the survey fieldwork had to be completed within 120 days of closing. The MAP Guide 4430.G expanded this to 180 days, providing an additional 60 days of flexibility. The as-built survey requirement at final closing remained at 120 days.
Do ALTA surveys expire in general?
ALTA/NSPS surveys do not have a built-in expiration date under the survey standards themselves. However, lenders impose their own age requirements: HUD requires 180 days, Freddie Mac requires 90 days, Fannie Mae allows 360 days with recertification, and CMBS lenders typically accept surveys within one year. The survey's usefulness also diminishes as site conditions change over time.