What Is an ALTA Survey? Complete Guide to ALTA/NSPS Land Title Surveys
Quick Answer
An ALTA/NSPS land title survey is a comprehensive property survey that meets the minimum standards set by the American Land Title Association and the National Society of Professional Surveyors. It is the most detailed survey type available and is required for most commercial real estate transactions.
If you are involved in a commercial real estate transaction in Florida, your lender or title company has likely mentioned the need for an ALTA survey. This type of survey provides the most thorough property documentation available and is essential for title insurance underwriting.
This guide explains what an ALTA survey is, what it covers, and why it matters for your transaction.
What Is an ALTA/NSPS Survey?
An ALTA/NSPS survey (often called simply an "ALTA survey") is a land title survey conducted according to minimum standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). The current standards were adopted in 2021.
These standards ensure that every ALTA survey provides a consistent, comprehensive picture of a property regardless of where in the United States it is performed. This makes ALTA surveys the preferred choice for commercial lenders, title companies, and institutional investors.
In Florida, ALTA surveys must be performed by a licensed Professional Surveyor and Mapper (PSM) under Florida Statute Chapter 472.
What Does an ALTA Survey Include?
Every ALTA/NSPS survey includes these minimum requirements:
- Boundary determination: The precise location and dimensions of all property lines, established through field measurements and research of recorded documents.
- Improvements: All buildings, structures, paved areas, and other improvements on the property, including their relationship to the boundaries.
- Easements: All recorded easements, rights-of-way, and servitudes identified in the title commitment, shown on the survey plat.
- Encroachments: Any improvements that cross property lines, whether from the subject property onto adjacent property or vice versa.
- Access: Evidence of access to a public road or right-of-way.
- Zoning: The property's zoning classification and basic compliance information (when Table A Item 6 is selected).
- Flood zone: The FEMA flood zone designation for the property.
- Title commitment reconciliation: The surveyor must review the title commitment and address each exception on the survey plat.
Table A Optional Items
The ALTA/NSPS standards include a list of optional survey items called "Table A." Buyers and lenders select which Table A items they need based on the property and transaction type. Common Table A selections include:
| Item | Description | Common For |
|---|---|---|
| Item 1 | Monuments placed at all major corners | All commercial transactions |
| Item 2 | Address of subject property | All transactions |
| Item 5 | Exterior dimensions of buildings at ground level | Improved properties |
| Item 6 | Zoning classification and compliance | Commercial purchases |
| Item 8 | Substantial features within 5 feet of boundary | Urban properties |
| Item 11 | Utilities observed on the property | Development sites |
| Item 19 | Offsite easements or servitudes | Properties with shared access |
Each additional Table A item increases the scope of work and the cost of the survey. Your title company or attorney will typically specify which items are required for your transaction.
When Do You Need an ALTA Survey?
ALTA surveys are most commonly required in these situations:
- Commercial property purchases: Lenders require ALTA surveys for commercial mortgage underwriting to assess risk.
- Refinancing commercial property: Updated surveys may be required when refinancing, especially if the property has been improved.
- Title insurance: Title companies use ALTA surveys to identify and evaluate survey-related exceptions to coverage.
- Development due diligence: Before developing a commercial site, an ALTA survey reveals constraints that affect building plans.
- Multi-family residential: Apartment complexes, condominiums, and planned unit developments often require ALTA surveys.
ALTA Survey vs. Boundary Survey
A standard boundary survey locates property lines and corners. An ALTA survey does everything a boundary survey does and adds title commitment reconciliation, improvement location, easement identification, flood zone determination, and optional Table A items.
Think of it this way: a boundary survey answers "where are my property lines?" while an ALTA survey answers "what are all the rights, restrictions, and physical conditions that affect this property?"
ALTA Survey Costs in Florida
ALTA survey costs in Florida start at approximately $2,500 for a simple commercial lot and can exceed $10,000 for large or complex properties. The primary cost factors are:
- Property size and complexity
- Number of Table A items selected
- Complexity of title exceptions
- Local government research requirements
- Timeline (rush fees apply for expedited delivery)
For most standard commercial transactions in Florida, expect to budget $3,000 to $6,000 for a complete ALTA survey with common Table A items.
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Frequently Asked Questions
What does ALTA stand for in surveying?
ALTA stands for the American Land Title Association. An ALTA survey follows minimum standards jointly established by ALTA and the National Society of Professional Surveyors (NSPS) to provide a comprehensive property survey suitable for title insurance underwriting.
How long does an ALTA survey take to complete?
A typical ALTA survey in Florida takes 7 to 14 business days from the date of authorization. Complex properties or those requiring extensive Table A items may take 3 to 4 weeks. Rush service is available for an additional fee.
Who pays for the ALTA survey?
In Florida commercial transactions, the buyer typically pays for the ALTA survey. However, this is negotiable and the responsibility can be assigned to either party in the purchase contract.
Can I use an old ALTA survey?
Most lenders and title companies require a current ALTA survey (completed within the past few months) or an updated survey. An old survey may be "recertified" if no changes have occurred, which costs less than a new survey but still requires a site visit.
What is the difference between an ALTA survey and a title search?
A title search examines public records to identify ownership history, liens, and recorded encumbrances. An ALTA survey is a physical measurement of the property that shows where boundaries, improvements, and easements are located on the ground. Both are needed for a complete picture of the property.
Do I need an ALTA survey for a residential property?
ALTA surveys are not typically required for standard residential purchases. A boundary survey or location survey usually satisfies residential lender requirements. However, high-value residential transactions, waterfront properties, or properties with complex easements may benefit from an ALTA survey.
What are Table A items on an ALTA survey?
Table A items are optional survey requirements listed in the ALTA/NSPS standards that can be selected based on the needs of the transaction. They include items like monument placement, zoning compliance reporting, building dimensions, utility locations, and flood zone certification.