ALTA Survey Requirements Checklist: 2026 Standards, Documents & What to Know

An ALTA/NSPS Land Title Survey is the most comprehensive survey standard in the United States. It is required by most title insurance companies and lenders for commercial real estate transactions. Understanding the requirements — especially the changes in the 2026 standards — helps buyers, lenders, and attorneys prepare properly and avoid delays. This guide provides a complete checklist of what you need to know.

What Is an ALTA Survey?

An ALTA/NSPS Land Title Survey is a comprehensive boundary survey that meets the joint standards established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is the gold standard for property surveys in commercial real estate transactions.

Unlike a simple boundary survey, an ALTA survey includes:

• Precise boundary determination with a stated accuracy standard
• Location of all improvements (buildings, fences, walls, driveways, utilities)
• Identification of all recorded easements, rights-of-way, and encumbrances
• Evidence of possession and use (occupation lines vs. record lines)
• Access analysis (how the property connects to a public right-of-way)
• Certification to the buyer, lender, and title company
• Optional Table A items selected by the client

ALTA surveys are produced by licensed surveyors and are relied upon by title insurance companies to issue coverage, by lenders to underwrite loans, and by buyers to understand exactly what they are purchasing. For a deeper explanation of all Table A options, see our guide to ALTA Table A items explained.

What Changed in the 2026 Standards

The 2026 standards include several significant changes from the previous (2021) version:

Surveyors Must Independently Obtain Adjoining Property Deeds

Under the 2026 standards, the surveyor is now required to independently obtain and review deeds for adjoining properties. Previously, the surveyor relied primarily on the title commitment and documents provided by the client. This change shifts responsibility to the surveyor to research the boundary evidence more comprehensively, which should result in more thorough boundary analysis but may increase survey time and cost.

New Table A Item 20: Encroachment and Access Summary Table

The most notable addition is Table A Item 20, which requires the surveyor to prepare a summary table documenting all encroachments and access points identified during the survey. This structured format makes it easier for title companies, lenders, and attorneys to review the survey findings without interpreting the map drawing. The table must include:

• Description of each encroachment (what is encroaching and what it encroaches upon)
• Magnitude of encroachment (distance, area)
• Access points to public rights-of-way
• Summary of any restrictions on access

Enhanced Notes Requirements

The 2026 standards expand the required notes that must appear on the survey plat:

• Evidence of possession: The surveyor must note any evidence of possession or use that differs from recorded boundaries. This includes fence lines, cultivation lines, and occupancy lines that do not coincide with the legal boundary.
• Utilities within 10 feet: The survey must note above-ground utility facilities (poles, pedestals, boxes, manholes) observed within 10 feet of the property boundary.
• Verbal statements on title: If the client or their representative makes verbal statements about title or boundary information during the survey process, the surveyor must note what was communicated.

Document Requirements Checklist

To initiate an ALTA survey under the 2026 standards, the following documents are required or recommended:

Required Documents (Must Provide)

• Current title commitment or title report: This is the foundation of the ALTA survey. The surveyor uses it to identify all recorded easements, liens, encumbrances, and exceptions that must be shown on the survey.
• All Schedule B exception documents: Every document referenced as an exception in the title commitment must be provided to the surveyor. This includes recorded easements, restrictive covenants, plats, declarations, and any other instruments that affect the property.
• Written request for a "2026 ALTA/NSPS Land Title Survey": The buyer must explicitly request the survey using the full name of the standard. This ensures the surveyor knows which standards apply and the certification will reference the correct year.
• Selected Table A items: The client must specify which optional Table A items they want included. This selection should be made in consultation with the title company and lender.

Recommended Documents (Improve Efficiency)

• Prior surveys of the property: Any existing surveys, no matter how old, help the surveyor understand the property history and locate previous monuments.
• Site plans and as-built drawings: If recent construction or improvements were made, these documents help the surveyor verify what is on the ground.
• Zoning information: If Table A Item 6 (zoning) is selected, providing the applicable zoning code helps the surveyor report setbacks, use restrictions, and development limitations.
• Lease and tenant information: For multi-tenant properties, lease boundary information helps the surveyor identify occupied areas.
• Contact information for property access: The surveyor needs physical access to the site. Providing a contact person and any access codes or scheduling requirements avoids delays.

Buyer Responsibilities

Under the 2026 ALTA standards, the buyer (or party ordering the survey) has specific responsibilities:

• Provide title commitment promptly: The surveyor cannot complete the ALTA survey without a current title commitment. Delays in providing title documents are the most common cause of survey schedule delays.
• Provide ALL exception documents: Every document listed in Schedule B of the title commitment must be furnished. Missing documents may result in "unable to locate" notes on the survey, which can delay closing.
• Request the survey in writing: The request must specify "2026 ALTA/NSPS Land Title Survey" and list the selected Table A items. A verbal request is not sufficient.
• Specify certification parties: Provide the full legal names of all parties to be listed on the survey certification — buyer, lender, title company, and any other parties.
• Disclose known information: If the buyer has knowledge of boundary disputes, encroachments, access issues, or other matters affecting the property, this information should be shared with the surveyor.

Surveyor Obligations Under 2026 Standards

The 2026 standards define what the surveyor must do:

• Research recorded documents: Review the title commitment, exception documents, recorded plats, and adjoining property deeds (new requirement in 2026).
• Perform field survey: Locate all boundaries, improvements, easements, encroachments, and other features to the precision required by the standards.
• Show all standard items: The survey must show boundary lines, building footprints, parking areas, fences, walls, signs, driveways, sidewalks, utility facilities within 10 feet, and all features identified in the standard requirements.
• Identify discrepancies: Note any differences between the record (deed) description and the physical evidence (monuments, occupation lines).
• Certify the survey: Provide a signed certification to all named parties, referencing the 2026 ALTA/NSPS standards.

Table A Optional Items

Table A items are optional additions that the client can request. Common selections include:

The selection of Table A items should be coordinated between the buyer, lender, and title company. Different lenders have different requirements, and title companies may have standard Table A selections for their region. For a detailed explanation of each item, see our complete guide to ALTA Table A items.

Mandatory Survey Requirements

Regardless of Table A selections, every 2026 ALTA survey must include:

• Boundary lines with bearings and distances
• Computed area of the parcel
• All recorded easements identified in the title commitment
• All buildings and improvements on the property
• Physical access points to public roads
• Evidence of cemeteries, if observed
• Rights-of-way, roads, and alleys adjoining or crossing the property
• Above-ground utility facilities on or within 10 feet of the boundary
• Parking areas, driveways, and sidewalks
• Fences, walls, and other boundary-type improvements
• Water features (ponds, streams, rivers) on or adjacent to the property
• Certification to named parties with date and surveyor signature/seal

Florida-Specific Requirements

In addition to the national ALTA/NSPS standards, Florida adds its own requirements:

• PSM licensing: The surveyor must hold a current Florida Professional Surveyor and Mapper (PSM) license under Chapter 472 of the Florida Statutes.
• Florida Minimum Technical Standards: The survey must also comply with Chapter 5J-17 of the Florida Administrative Code, which prescribes additional precision, monument, and documentation requirements.
• Flood zone designation: Given Florida's extensive flood zone coverage, Table A Item 3 (flood zone) is almost universally requested for Florida ALTA surveys.
• Title commitment format: Florida title commitments follow the ALTA standard format. Ensure the commitment is current — most lenders require the survey to be based on a title commitment dated within 6 months of closing.

Timeline and Cost

A standard ALTA survey in Florida takes 2-4 weeks from receipt of title documents to deliverable submission. Factors that extend the timeline include: complex properties with many easements, large acreage, difficulty scheduling site access, and multiple Table A items.

ALTA survey costs in Florida range from $2,500 to $10,000+ depending on property size, location, complexity, and Table A selections. South Florida counties (Broward, Miami-Dade, Palm Beach) are typically at the higher end due to higher land values, denser development, and more complex title histories. For detailed pricing, see our ALTA survey cost guide.