What is an ALTA Survey?
An ALTA/NSPS Land Title Survey is a comprehensive boundary survey that meets nationally recognized standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It's required by most lenders and title insurance companies for commercial real estate transactions.
Why ALTA Surveys Exist
Title insurance policies contain a standard "survey exception" that excludes coverage for boundary issues, encroachments, and other matters that would be revealed by an accurate survey. This exception typically reads:
"Any facts, rights, interests or claims which are not shown by the Public Records but which could be ascertained by an inspection of the land or by making inquiry of persons in possession."
When a title company receives an acceptable ALTA survey, they can remove this standard exception and provide broader coverage. This protects lenders and property owners from boundary disputes, encroachment claims, and other survey-related issues that could affect property value or use.
Who Needs an ALTA Survey?
Required For
- Commercial property purchases with financing
- Fannie Mae/Freddie Mac multifamily loans
- SBA 7(a) and 504 loans
- CMBS (Commercial Mortgage-Backed Securities)
- HUD/FHA multifamily financing
- Most conventional commercial loans
Recommended For
- Cash purchases of commercial property
- Property development projects
- Lease negotiations for large spaces
- Construction projects near boundaries
- Resolving boundary disputes
What's Included in an ALTA Survey
Every ALTA/NSPS Land Title Survey must meet the Minimum Standard Detail Requirements, which include:
Boundary Survey
Precise location of all property boundaries based on deed research and field measurements
Improvements
Location of all buildings, structures, and significant improvements on the property
Easements
All recorded easements, rights-of-way, and servitudes that affect the property
Encroachments
Any improvements that cross boundary lines—yours onto neighbors or theirs onto yours
Access
Identification of access points to public roads and rights-of-way
Utilities
Visible utility connections and evidence of underground utilities
Beyond these minimums, lenders specify additional Table A items based on their underwriting requirements.
The ALTA Survey Process
Research Phase
The surveyor researches public records, prior surveys, deeds, and title commitments to understand the property's legal description and history.
Field Work
Surveyors visit the property to locate boundary monuments, measure improvements, and document physical features using GPS and total stations.
Analysis
The surveyor analyzes field evidence against record information to develop an opinion on boundary locations and identify any discrepancies.
Plat Preparation
A detailed survey plat is prepared showing boundaries, improvements, easements, and all required certifications.
Certification
The licensed surveyor certifies the plat to the parties specified (typically lender, title company, buyer, and seller).
ALTA Survey Cost
ALTA survey costs vary based on property size, complexity, location, and required Table A items:
Timeline
Factors that extend timelines: poor weather, difficulty accessing property, complex title issues, missing monuments, or disputes with adjoining owners.
ALTA vs Other Survey Types
| Feature | ALTA Survey | Boundary Survey | Mortgage Survey |
|---|---|---|---|
| National standards | ✓ | ✗ | ✗ |
| Title company certification | ✓ | ✗ | ✗ |
| Easement research | ✓ | Sometimes | ✗ |
| Encroachment analysis | ✓ | ✓ | Limited |
| Accepted by commercial lenders | ✓ | ✗ | ✗ |
| Typical cost | $3,000-$8,000 | $500-$2,500 | $300-$600 |
Current Standards: 2026 ALTA/NSPS
The current standards are the "2026 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys," effective February 23, 2026. These standards are jointly developed by ALTA and NSPS and are updated approximately every 5 years. All surveys contracted on or after February 23, 2026 must comply with the 2026 standards.
Key Changes in the 2026 Standards
Technology-Neutral Fieldwork
Prescriptive "on the ground" language replaced with "practices generally recognized as acceptable by the surveying profession," accommodating drones, LiDAR, and AI tools.
Adjoining Property Deeds
Title insurers no longer required to provide adjoining deeds. Surveyors now obtain these independently — formalizing what most already did in practice.
Utility Search Distances
Clarified: 10-foot search radius applies only to utility poles. All other utility evidence uses a 5-foot radius from the property boundary.
New Table A Item 20
New encroachment summary table with 5 required categories of potential encroachments. Expected to be universally selected by lenders.
Simplified RPP Definition
Relative Positional Precision now defined as a 2D standard deviation at 95% confidence level, making compliance verification more straightforward.
Evidence Standard Harmonized
"Visible evidence" replaced with "evidence observed in the process of conducting fieldwork" — a lower, more consistent standard throughout.
For a complete breakdown, see the official ALTA summary of 2026 changes or our NSPS Standards guide.
Frequently Asked Questions
What is an ALTA survey?
An ALTA survey (ALTA/NSPS Land Title Survey) is a comprehensive boundary survey that meets national standards set by the American Land Title Association and National Society of Professional Surveyors. It shows property boundaries, improvements, easements, and encroachments, and is required by most commercial lenders and title companies.
How much does an ALTA survey cost?
ALTA surveys typically cost between $3,000 and $8,000 for standard commercial properties. Costs vary based on property size, complexity, location, and required Table A items. Simple properties may cost less, while large or complex sites can exceed $15,000.
How long does an ALTA survey take?
Standard ALTA survey turnaround is 2-3 weeks from order to delivery. Rush service is typically available in 5-7 business days for an additional fee. Complex properties or difficult site conditions may require additional time.
Who pays for an ALTA survey?
In most commercial transactions, the buyer pays for the ALTA survey as part of their due diligence costs. However, this is negotiable and may be split or assigned to the seller depending on market conditions and the purchase agreement.
What is the difference between ALTA and NSPS?
ALTA (American Land Title Association) represents the title insurance industry, while NSPS (National Society of Professional Surveyors) represents land surveyors. They jointly develop the ALTA/NSPS standards. The survey is properly called an "ALTA/NSPS Land Title Survey," though "ALTA survey" is common shorthand.
What changed in the 2026 ALTA/NSPS standards?
The 2026 standards introduced technology-neutral fieldwork language (accommodating drones and LiDAR), shifted adjoining property deed research to surveyors, clarified utility search distances (10 feet for poles, 5 feet for other utilities), added a new Table A Item 20 requiring an encroachment summary table, simplified the Relative Positional Precision definition, and harmonized the evidence standard throughout.
When did the 2026 ALTA standards take effect?
The 2026 ALTA/NSPS Minimum Standard Detail Requirements took effect on February 23, 2026. Any contract to perform an ALTA/NSPS Land Title Survey executed on or after that date must follow the 2026 standards. Surveys contracted before February 23, 2026 but completed after may use either the 2021 or 2026 standards by agreement of the parties.
Do I need a new survey under the 2026 standards?
If you already have a valid ALTA survey completed under the 2021 standards, it remains valid for its intended purpose. However, if you are ordering a new survey or an update to an existing survey after February 23, 2026, it must comply with the 2026 standards. Lenders may also require the new Table A Item 20 encroachment summary table, which was not available under the 2021 standards.