How to Hire an ALTA/NSPS Surveyor
2026 standards compliance, Table A items to select, title company coordination, and a complete checklist for choosing the right ALTA surveyor in Florida.
Quick Answer
Hire an ALTA surveyor who holds an active Florida PSM license, demonstrates explicit 2026 ALTA/NSPS standards compliance, can explain all 20 Table A items, and has experience coordinating with title companies and lenders.
Get 3 quotes. Verify the surveyor uses current 2026 certification language (not the superseded 2021 or 2016 format). Ask for title company references — ALTA surveys require specialized knowledge beyond standard boundary work.
ALTA Surveyor Hiring Checklist
Verify each item before authorizing your ALTA survey. Share this checklist with your title company and lender.
Credentials & Licensing
- Active Florida PSM license (verify at the FDACS licensee lookup, csapp.fdacs.gov)
- Professional liability (E&O) insurance — minimum $1M coverage
- NSPS membership or demonstrated 2026 standards expertise
- Experience with commercial real estate transactions
- Current continuing education compliance
ALTA Standards Knowledge
- Explicit compliance with 2026 ALTA/NSPS Minimum Standards
- Familiarity with all 20 Table A optional items
- Ability to plot Schedule B-II title exceptions accurately
- Proper ALTA/NSPS certification language on deliverables
- Experience coordinating with title companies and lenders
Field Capabilities
- RTK GNSS and robotic total station equipment
- Sub-surface utility locating capability or SUE subcontractor
- Experience with boundary retracement and monumentation
- Ability to identify encroachments, overlaps, and gaps
- Access to county records for deed and plat research
Deliverables
- Signed and sealed ALTA/NSPS survey plat (PDF)
- CAD file (DWG/DXF) with all surveyed features
- Written certification to all required parties (client, lender, title company)
- Zoning report or letter if Table A item 6 is selected
- Flood zone determination with community panel number
Table A Items: Quick Reference
Every optional item in Table A of the 2026 standards, in plain language. Discuss the list with your title company and lender to determine which items your transaction requires.
| Item | Name | Why It Matters |
|---|---|---|
| 1 | Monuments | Monuments placed, or a reference monument or witness set, at all major corners of the boundary. Essential for future boundary identification. |
| 2 | Address | Address(es) of the surveyed property where disclosed in the documents provided or observed during the fieldwork. |
| 3 | Flood Zone | Flood zone classification annotated from the Flood Insurance Rate Map, depicted by scaled map location and graphic plotting only. Requested by most lenders in Florida. |
| 4 | Gross Land Area | Gross land area, and other areas if the client specifies them. Standard for commercial transactions. |
| 5 | Vertical Relief | Vertical relief with the source of information, contour interval, datum, and originating benchmark where appropriate. |
| 6(a) | Zoning Data Listed | Zoning classification, setbacks, height and floor space restrictions, and parking requirements listed on the plat from a zoning report or letter the client supplies. |
| 6(b) | Zoning Setbacks Depicted | The same setback requirements drawn on the plat, provided they need no interpretation by the surveyor. |
| 7(a) | Building Dimensions | Exterior dimensions of all buildings at ground level. Useful for setback and encroachment review. |
| 7(b) | Square Footage | Square footage of the ground-level building footprint, and of other areas the client specifies. |
| 7(c) | Building Height | Measured height of all buildings above grade at a location the client specifies. |
| 8 | Substantial Features | Substantial features observed during the fieldwork beyond what Section 5 already requires — parking lots, signs, pools, landscaped areas. |
| 9 | Parking | Number and type of clearly identifiable parking spaces on surface lots and in parking structures, plus striping of surface spaces. |
| 10 | Party Walls | Relationship and location of certain division or party walls with respect to adjoining properties, as designated by the client. |
| 11(a) | Utilities (Client Plans) | Evidence of underground utilities determined from plans or reports the client provides, referenced to their sources. |
| 11(b) | Utilities (Private Locate) | Evidence of underground utilities determined from markings coordinated under a private utility locate request. |
| 12 | Agency Requirements | Governmental agency survey requirements specified by the client, such as HUD surveys or surveys for BLM land leases. |
| 13 | Adjacent Owners | Names of owners of adjoining properties according to current tax records. Important context for boundary disputes. |
| 14 | Nearest Street | Distance to the nearest intersecting street. |
| 15 | Use of Imagery | Permission to show features away from the boundary using imagery, under a written agreement on source and date plus a qualifying note on the plat. |
| 16 | Recent Site Work | Evidence of recent earth moving work, building construction, or building additions observed during the fieldwork. |
| 17 | Street Right of Way | Proposed changes in street right of way lines where the controlling jurisdiction provides them, plus evidence of recent street or sidewalk work. |
| 18 | Offsite Easements | Plottable offsite (appurtenant) easements disclosed in the documents provided to or obtained by the surveyor. |
| 19 | Liability Insurance | Professional liability insurance carried by the surveyor in a stated minimum amount, in effect throughout the contract term. |
| 20 | Encroachment Table | A table on the plat summarizing potential encroachments over boundaries, into rights of way and easements, and across setbacks, plus undocumented access to or use of adjoining parcels. |
| 21 | Negotiated Items | Anything else agreed between the surveyor and client, identified as 21(a), 21(b), and so on. |
Source: 2026 ALTA/NSPS Minimum Standard Detail Requirements (effective February 23, 2026), Table A — Optional Survey Responsibilities and Specifications. Table A carries twenty numbered items; anything further that the surveyor and client negotiate is listed as item 21.
Red Flags When Hiring an ALTA Surveyor
If you encounter any of these, request clarification or get a second opinion before proceeding.
Unfamiliar with 2026 ALTA/NSPS standards
The 2026 standards took effect February 23, 2026, superseding the 2021 version. A surveyor still referencing the 2021 or 2016 standards may deliver non-compliant work that title companies and lenders reject.
Cannot explain Table A items
Table A contains 20 optional survey items (e.g., flood zone, utilities, zoning). Your surveyor must advise which items your transaction requires. If they cannot explain each item, they lack ALTA experience.
No title company coordination experience
ALTA surveys require plotting all Schedule B-II exceptions from the title commitment. A surveyor who has never worked with title companies may miss easements, restrictions, or encumbrances that affect the transaction.
Significantly lower pricing
ALTA surveys require extensive record research, field work, and title coordination. A quote well below the others you receive usually means skipped research or incomplete Table A compliance — ask what the cheaper quote excludes before you accept it.
No professional liability insurance
ALTA survey errors can cause title disputes worth millions. Without E&O insurance, you have no recourse if the survey misses an encroachment or easement that derails your closing.
Unwilling to certify to your lender
ALTA surveys must be certified to specific parties — typically buyer, lender, and title company. A surveyor unwilling to add parties to the certification may lack confidence in their work product.
Florida-Specific ALTA Considerations
Flood Zone Determination
Florida has more NFIP flood insurance policies than any other state, so Table A Item 3 (flood zone classification) is worth confirming on any Florida ALTA order. Your surveyor annotates the FEMA flood zone from the Flood Insurance Rate Map, with the community panel number and panel date — and should note if the property spans multiple zones. Item 3 is a scaled map location and graphic plotting only; measured elevations are a separate elevation certificate.
Coastal & Riparian Boundaries
Florida waterfront properties often involve mean high water lines, riparian rights, and erosion/accretion boundaries. These require specialized knowledge beyond standard ALTA work. Verify your surveyor has experience with tidal boundaries if your property adjoins navigable water.
Wetlands & Environmental
Wetlands near Florida properties are regulated by DEP and the water management districts, and Table A has no wetlands item — a formal wetland delineation is the work of an environmental consultant, not the surveyor. If a delineation already exists, the surveyor can locate and plot the flagged line as negotiated scope under Table A item 21.
7 Questions to Ask Before You Hire
"Do you comply with the 2026 ALTA/NSPS standards?"
The 2026 standards took effect February 23, 2026, superseding the 2021 version. Surveyors still using older certification language produce non-compliant deliverables.
"Which Table A items do you recommend for my transaction?"
A knowledgeable ALTA surveyor can advise which of the 20 optional items your specific property and transaction type requires.
"Have you worked with my title company before?"
Title company coordination is critical. Surveyors experienced with your title company reduce delays and miscommunication.
"How do you handle Schedule B-II exceptions?"
The surveyor must obtain and plot every exception from the title commitment. Ask how they verify completeness.
"Who will appear on the certification?"
Ensure all required parties (buyer, lender, title company, and their successors/assigns) are listed before work begins.
"What is your turnaround time?"
Standard ALTA surveys take 4-6 weeks in Florida. If you need it faster, confirm rush availability and pricing upfront.
"Does your quote include all Table A items and revisions?"
Some firms quote base work only, then charge per Table A item or per revision. Get an all-inclusive price with one round of revisions.
Frequently Asked Questions
What is an ALTA/NSPS land title survey?
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An ALTA/NSPS land title survey is a comprehensive boundary survey that meets the 2026 Minimum Standard Detail Requirements set jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS), effective February 23, 2026. It maps property boundaries, improvements, easements, encroachments, and other features to support commercial real estate transactions, title insurance, and lender requirements. The survey includes a certification to all parties involved in the transaction.
How much does an ALTA survey cost in Florida?
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ALTA/NSPS surveys are quoted per transaction rather than from a rate card. The number of Table A optional items your lender or title company requests is the single biggest lever on the price, followed by property size, the complexity of the title exceptions to be plotted, and the turnaround required. Confirm the requested Table A list in writing before you order — it is the most effective way to control the cost. Get three quotes and compare scope item by item rather than comparing totals, since two ALTA quotes are frequently for different amounts of work.
What Table A items should I select for my ALTA survey?
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Table A items your lender or title company may specify on a Florida commercial transaction include: Item 1 (monuments), Item 3 (flood zone classification — critical in FL), Item 4 (gross land area), Item 6(a) (zoning classification and setbacks from a client-supplied zoning report), Item 7(a) (exterior building dimensions), Item 8 (substantial features observed), Item 11(a) (underground utility evidence from client-supplied plans) and Item 13 (adjoining owners). Your title company and lender will typically specify which items they require. Ask your surveyor to recommend additional items based on your property and transaction type.
How long does an ALTA survey take in Florida?
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An ALTA survey in Florida typically takes 4 to 6 weeks from authorization to delivery. This includes 1-2 weeks for record research (deeds, plats, easements, title commitment review), 1-2 days of field work, and 2-3 weeks for drafting, QC, and certification. Rush services are available from some firms for an additional 25-50% fee, reducing turnaround to 2-3 weeks. Complex commercial properties with extensive title exceptions may require additional time.
Who needs an ALTA survey?
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ALTA surveys are typically required for commercial real estate purchases, refinancing, or development. Lenders issuing commercial mortgages almost always require one. Title insurance companies use them to identify risks before issuing policies. Buyers use them to verify that the property matches the legal description, identify encroachments or easements, and confirm zoning compliance. Residential buyers may request an ALTA survey for high-value properties or complex boundary situations.
What is the difference between an ALTA survey and a boundary survey?
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A boundary survey maps property lines and corners. An ALTA survey does everything a boundary survey does plus meets the 2026 ALTA/NSPS Minimum Standards — requiring additional research (title commitment review, Schedule B-II exception plotting), detailed improvement mapping, optional Table A items, and formal certification to multiple parties. An ALTA survey is more comprehensive, takes longer, costs more, and is the standard for commercial transactions. A boundary survey is sufficient for most residential needs.
Can any licensed surveyor do an ALTA survey?
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Any Florida-licensed PSM can legally perform an ALTA survey, but not all have the expertise. ALTA surveys require specific knowledge of the current standards, Table A items, title commitment interpretation, and multi-party certification. Ask your surveyor how many ALTA surveys they have completed, request references from title companies they have worked with, and verify they use the current 2026 certification language — not the superseded 2021 or 2016 format.
What should I provide to my ALTA surveyor before they start?
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Provide your surveyor with: (1) the title commitment or preliminary title report with all Schedule B-II exceptions, (2) your selected Table A items (consult your title company or lender), (3) the legal description and any prior surveys, (4) the names of all parties to be listed on the certification (buyer, lender, title company), (5) any known boundary concerns or disputes, and (6) your required delivery date. Providing these upfront prevents delays and ensures a complete survey.
Need an ALTA/NSPS Survey?
Licensed Florida PSM team with commercial transaction experience. 2026 ALTA/NSPS standards compliance. All 20 Table A items available.