What is ALTA Table A?
ALTA Table A is a list of optional survey items that can be added to a standard ALTA/NSPS Land Title Survey. Lenders specify which Table A items they require based on their underwriting guidelines and the property type.
Quick Facts
- How many items: 21 numbered items (Items 12 and 14 are reserved/unused in the 2026 standards).
- What's new in 2026: Item 20 (encroachment summary table, 5 categories) is new and expected to be universally required by lenders. Item 21 is the renumbered write-in option.
- Typical lender ask: 10-15 items for most commercial deals; HUD/FHA tends to be the most extensive.
- Cost impact: $500-$2,000 added to base ALTA survey for the full standard Table A package.
- When selected: Table A items must be agreed in writing with the surveyor before fieldwork begins.
- Authority: Jointly defined by ALTA and NSPS; current version effective February 23, 2026.
Why Table A Matters
Every commercial lender has specific Table A requirements. Ordering the wrong items wastes money; missing required items delays closing. Common scenarios:
Fannie Mae / Freddie Mac
Multifamily loans require specific Table A items including flood zone, setbacks, and parking counts.
See requirements →SBA 7(a) & 504
SBA loans have comprehensive requirements including utility locations and adjoining owner names.
See requirements →CMBS Loans
Securitized loans often have the most stringent Table A requirements for investor protection.
See requirements →All Table A Items
The 2026 ALTA/NSPS standards (effective February 23, 2026) define 21 optional Table A items (Items 12 and 14 are reserved/unused). The introductory paragraph now reminds all parties that "the law must be followed" and that the selection, wording, and fee for every Table A item are negotiable. Here are the most commonly requested items and their typical costs:
| Item | Description | Est. Cost | Common |
|---|---|---|---|
| 1 | Monuments placed (or a reference to an existing monument) | $50-150 | ✓ |
| 2 | Address(es) | $25-50 | ✓ |
| 3 | Flood zone classification | $75-150 | ✓ |
| 4 | Gross land area | $50-100 | ✓ |
| 5 | Vertical relief with spot elevations | $200-500 | — |
| 6(a) | Setback, height & floor area restrictions | $100-200 | ✓ |
| 6(b) | Building envelope depicted | $150-300 | ✓ |
| 7(a) | Exterior dimensions of buildings | $100-200 | ✓ |
| 7(b)(1) | Square footage of exterior footprint | $75-125 | — |
| 7(c) | Height of buildings | $100-200 | — |
| 8 | Substantial features observed | $100-200 | ✓ |
| 9 | Parking spaces & striping | $150-300 | ✓ |
| 10 | Governmental agency survey reference | $50-100 | ✓ |
| 11(a) | Utilities observed | $75-150 | — |
| 11(b) | Utility company information | $200-400 | — |
| 13 | Names of adjoining owners | $100-250 | ✓ |
| 15 | Aerial/drone imagery use (revised 2026: written agreement required) | $100-300 | — |
| 16 | Evidence of access to public way | $75-150 | ✓ |
| 17 | Significant observations | $50-100 | — |
| 18 | Plottable offsite easements | $150-350 | ✓ |
| 19 | Professional liability insurance | Varies | — |
| 20 | Potential encroachments summary table (5 categories) | $150-350 | ✓ |
| 21 | Additional requirements (write-in, formerly Item 20) | Varies | — |
Costs are estimates and vary by surveyor and region. Items marked "Common" are frequently required by major lenders.
Key 2026 Table A Changes
The 2026 ALTA/NSPS standards took effect on February 23, 2026, replacing the 2021 standards. Here are the most significant Table A changes:
Item 15 Revised: Aerial Imagery Requirements
Item 15 now formalizes the use of aerial imagery, drones, and LiDAR as alternatives to ground surveying for certain features. Surveyors must (a) agree with the client in writing on the imagery to use, including source, date, and licensing costs, (b) discuss accuracy and completeness limitations with the insurer, lender, and client before performing the survey, and (c) place a note on the plat disclosing the imagery source, date, and precision. Boundary features and features near boundary or setback lines are excluded from imagery-based methods.
Item 20 (New): Encroachment Summary Table
This brand-new item requires surveyors to provide a structured summary table of potential encroachments on the face of the plat. It replaces the generic disclaimer "No encroachments were found unless shown hereon" with itemized reporting across five categories: (1) encroachments over boundary lines from or onto adjoining property, (2) encroachments into rights of way and easements, (3) setback encroachments, (4) physical access between parcels without documented easement, and (5) use of adjoining parcels by apparent occupants without documented easement. Item 20 is expected to be universally selected by lenders.
Item 21: Renumbered Write-In
The former Item 20 (custom write-in option for additional requirements) has been renumbered to Item 21 to accommodate the new encroachment table item. No functional change.
Contracts executed on or after February 23, 2026 must use the 2026 standards. For surveys contracted before that date but completed afterward, surveyors may use the 2021 standards with written consent from all parties. For more details, see the official ALTA summary of 2026 changes.
Lender Requirements Matrix (Which Items Each Lender Needs)
Below is a side-by-side comparison of which Table A items each major commercial lender typically requires. Sources are linked from the lender requirement pages — these are guidance documents, not contractual requirements; individual loan officers may add or omit items.
| Item | Description | Fannie Mae | Freddie Mac | SBA 7(a) | HUD/FHA | CMBS | Conventional Commercial |
|---|---|---|---|---|---|---|---|
| 1 | Monuments placed | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 2 | Address(es) | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 3 | Flood zone | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 4 | Gross land area | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 5 | Vertical relief / contours | — | — | — | ✓ | — | — |
| 6a | Setback / height / FAR | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 6b | Building envelope | ✓ | ✓ | — | ✓ | ✓ | — |
| 7a | Exterior dimensions | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 7b1 | Sq. ft. footprint | — | — | — | ✓ | — | — |
| 7c | Building height | — | — | — | ✓ | — | — |
| 8 | Substantial features | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 9 | Parking spaces | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 10 | Govt. agency survey ref. | ✓ | ✓ | — | ✓ | ✓ | — |
| 11a | Utilities observed | — | — | ✓ | ✓ | ✓ | — |
| 11b | Utility company info | — | — | — | — | — | — |
| 13 | Adjoining owners | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 15 | Aerial / drone imagery | — | — | — | — | — | — |
| 16 | Access to public way | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 17 | Significant observations | — | — | ✓ | ✓ | — | — |
| 18 | Plottable offsite easements | ✓ | ✓ | ✓ | ✓ | ✓ | — |
| 20 | Encroachment summary (new) | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| 21 | Write-in / custom (formerly 20) | — | — | — | — | — | — |
Matrix reflects 2026 ALTA/NSPS standards. Item 20 (encroachment summary) is included for every lender — it is expected to be universally required across commercial loan programs. For the interactive version with your specific property type, use the ALTA Table A Configurator.
What the New Item 20 Encroachment Summary Looks Like
Item 20 — added in the 2026 standards — requires the surveyor to deliver a structured table on the face of the plat, replacing the older one-line "no encroachments unless shown hereon" disclaimer. The table has five required categories:
| Category | What's reported | Result |
|---|---|---|
| 1. Encroachments across boundary lines | Improvements from or onto adjoining property | None observed / See note on plat |
| 2. Encroachments into rights of way & easements | Structures over recorded easements or ROWs | None observed / See note on plat |
| 3. Setback encroachments | Improvements within zoning setback areas (requires Item 6(a)/(b)) | None observed / See note on plat |
| 4. Physical access without documented easement | Driveways, walks, or roads crossing parcel lines without recorded easement | None observed / See note on plat |
| 5. Use of adjoining parcels without documented easement | Apparent occupant use of neighboring property — prescriptive easement risk | None observed / See note on plat |
For title insurance underwriting, this structured table makes survey-exception removal cleaner — every potential encroachment category is documented explicitly. For buyers, the new format surfaces issues that older surveys would have buried in a generic disclaimer.
Common Table A Mistakes (And How to Avoid Them)
Ordering items the lender doesn't actually need
Title companies and intermediaries sometimes propose a "standard" Table A package that includes items not required by the specific lender. Always confirm the actual list against the lender's published requirements before signing the survey scope.
Omitting Item 20 on a post-Feb-2026 survey
Item 20 is new in 2026 and many lenders haven't formally updated requirement memos. Add it proactively — virtually all commercial lenders are expected to require it, and the incremental fee is modest relative to the closing-delay cost of having to add it later.
Item 15 aerial imagery without written agreement
The 2026 standards now require a written agreement on imagery source, date, and licensing before the surveyor can use aerial / drone / LiDAR for Item 15. Verbal agreement is no longer sufficient.
Confusing Item 6(a) and 6(b)
Item 6(a) requires the surveyor to state zoning setback/height/FAR restrictions (based on a written zoning report). Item 6(b) requires the surveyor to depict the building envelope graphically. Lenders typically require both for new construction or setback-sensitive properties; one alone is insufficient.
Ordering Item 11(b) when 11(a) is sufficient
Item 11(b) requires the surveyor to contact utility companies for underground utility information — slower and more expensive than Item 11(a), and often unnecessary. Item 11(a) (observed utility evidence only) is sufficient for most due-diligence purposes; order 11(b) only when ground-up construction or trenching is planned.
Forgetting to certify to all required parties
ALTA certifications must name every party that needs to rely on the survey — lender, title insurer, buyer, sometimes the seller. A missing party means the survey cannot be used by that party until the surveyor issues a recertification. Confirm the certified- party list before fieldwork begins to avoid post-delivery rework.
How to Negotiate Table A Items With Your Surveyor
The 2026 standards explicitly note that "the selection, wording, and fee for every Table A item are negotiable." Practical negotiation tips:
- Bundle the scope up front — quote-stage scope negotiation lets the surveyor plan a single mobilization. Itemizing after-the-fact additions typically costs more than the same items added at quote time.
- Confirm scope before fieldwork — adding items after the surveyor has mobilized triggers re-mobilization fees. Lock the list before any field work begins.
- Push back on Item 5 (vertical relief) when not required — Item 5 (contour mapping) is one of the more expensive items and is typically only required for floodplain analysis, HUD/FHA, or development projects.
- Ask about Item 11(a) vs 11(b) — most lenders accept 11(a) (observed utilities) and do not actually require 11(b) (utility-company research). Confirm with the lender before paying for the more expensive option.
- Coordinate with the title company first — sometimes the title company will issue a zoning endorsement (covering Item 6(a)) separately. If they will, skip the surveyor's zoning research.
How Table A Affects Survey Cost
Table A items typically add $500 to $2,000 to a base ALTA survey cost, depending on which items are required:
Using the Table A Configurator
Our ALTA Table A Configurator shows exactly which items your lender requires. Select your lender type to see:
- Required Table A items with descriptions
- Estimated additional cost for those items
- Comparison with other lender requirements
Frequently Asked Questions
What is ALTA Table A?
ALTA Table A is a standardized list of optional items that can be added to an ALTA/NSPS Land Title Survey. Lenders specify which items they require based on their underwriting guidelines. These items provide additional property information beyond the standard survey.
How do I know which Table A items my lender needs?
Ask your lender for their specific survey requirements, or use our Table A Configurator to see standard requirements for major lender types including Fannie Mae, Freddie Mac, SBA, CMBS, and conventional lenders.
How much do Table A items add to survey cost?
Table A items typically add $500 to $2,000 to a base ALTA survey cost. Individual items range from $25 to $500 depending on complexity. The total depends on how many items your lender requires and the specific surveyor's pricing.
What changed in the 2026 ALTA Table A?
The 2026 ALTA/NSPS standards (effective February 23, 2026) added a new Item 20 requiring a structured encroachment summary table with five categories, revised Item 15 to formalize aerial imagery use with written agreements and disclosure requirements, and renumbered the former Item 20 (write-in) to Item 21. The Table A introduction now also reminds parties that "the law must be followed" and all items are negotiable.
Can I order extra Table A items not required by my lender?
Yes, you can request any Table A items you want. Some buyers add extra items for due diligence purposes even when not required by the lender. However, stick to required items if budget is a concern.
How many Table A items are there in the 2026 ALTA/NSPS standards?
The 2026 standards define 21 numbered Table A items (Items 12 and 14 are reserved and unused). The 2021 standards had 19 numbered items; the 2026 revision added Item 20 (encroachment summary table) and renumbered the former custom write-in Item 20 to Item 21.
What is the new ALTA Item 20 encroachment summary table?
Item 20, added in the 2026 ALTA/NSPS standards, requires the surveyor to deliver a structured 5-category encroachment summary on the face of the plat: (1) encroachments across boundary lines, (2) encroachments into rights of way and easements, (3) setback encroachments, (4) physical access without documented easement, and (5) use of adjoining parcels without documented easement. It replaces the generic "no encroachments unless shown hereon" disclaimer from prior standards and is expected to be universally required by commercial lenders.
What is the difference between Item 6(a) and Item 6(b)?
Item 6(a) requires the surveyor to state zoning setback, height, and floor-area-ratio restrictions in writing on the plat — typically based on a separately ordered zoning report. Item 6(b) requires the surveyor to graphically depict the resulting buildable envelope on the plat. Lenders for development, redevelopment, or setback-sensitive properties typically require both items together.
Should I order Item 11(a) or Item 11(b) for utilities?
Item 11(a) requires the surveyor to plot only utility evidence observed during fieldwork (visible utility poles, valves, meters, manholes, etc.) and is sufficient for most commercial transactions. Item 11(b) additionally requires the surveyor to contact each utility company for record information about subsurface lines — slow ($200-$400 extra) and only required when ground-up construction or trenching is contemplated. For most acquisitions, Item 11(a) alone is sufficient.
Which Table A items does Fannie Mae require?
Fannie Mae multifamily underwriting typically requires Items 1, 2, 3, 4, 6(a), 6(b), 7(a), 8, 9, 10, 13, 16, 18, and 20 (encroachment summary, under the 2026 standards). Fannie Mae's Multifamily Underwriting Standards specify a 360-day recency window with recertification permitted. Item 1 may be omitted if the property has a lot-and-block legal description, and Item 10 may be omitted if no party walls exist. For the official requirements, see our Fannie Mae ALTA requirements guide.
Which Table A items does CMBS require?
CMBS programs typically require Items 1, 2, 3, 4, 6(a), 6(b), 7(a), 8, 9, 10, 11(a), 13, 16, 18, and 20 — most servicers follow Fannie Mae's list with the addition of Item 11(a) for underground utilities. CMBS surveys are typically required within 180 days of closing. Requirements vary by servicer and securitizer; the CMBS ALTA requirements guide has the servicer-specific detail.
Are Table A items the same in the 2021 and 2026 standards?
Most items remain functionally identical. The two material changes in 2026: Item 20 is brand-new (encroachment summary table), and Item 15 (aerial / drone / LiDAR use) now requires a written agreement with the client on imagery source, date, and accuracy limitations before the surveyor can use these methods. The former Item 20 (custom write-in) was renumbered to Item 21.