How to Hire an ALTA/NSPS Surveyor
2021 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 2021 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 Verify the surveyor uses current 2021 certification language (not the outdated 2016 format).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 DBPR.state.fl.us)
- Professional liability (E&O) insurance — minimum $1M coverage
- NSPS membership or demonstrated 2021 standards expertise
- Experience with commercial real estate transactions
- Current continuing education compliance
ALTA Standards Knowledge
- Explicit compliance with 2021 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
The most commonly requested Table A optional items for Florida commercial transactions. Discuss with your title company and lender to determine which items your transaction requires.
| Item | Name | Why It Matters |
|---|---|---|
| 1 | Monuments | Set survey monuments on property corners. Essential for future boundary identification. |
| 2 | Flood Zone | Flood zone designation with FEMA community panel number. Required by most lenders in Florida. |
| 3 | Gross Land Area | Total acreage/square footage calculation. Standard for commercial transactions. |
| 4 | Parking | Number and type of parking spaces, striping, handicap spaces, loading areas. |
| 5 | Exterior Dimensions | Building footprint measurements. Critical for setback compliance verification. |
| 6(a) | Setback Lines | Zoning setback lines plotted on survey. Identifies potential building restriction violations. |
| 6(b) | Zoning Report | Detailed zoning compliance report or letter. Verifies permitted use and density. |
| 8 | Utilities (Observed) | Visible utility features — manholes, meters, poles, hydrants, transformers. |
| 11(a) | Utilities (Recorded) | Utility easements and rights-of-way from recorded documents plotted on survey. |
| 13 | Adjacent Owners | Names of adjoining property owners from county records. Important for boundary disputes. |
| 16 | Evidence of Wetlands | Observed wetland indicators. Critical in Florida due to extensive wetland regulations. |
| 19 | Offsite Easements | Easements benefiting the property that are located on adjacent land. |
Source: 2021 ALTA/NSPS Minimum Standard Detail Requirements, Table A. Full list includes 20 optional items.
Red Flags When Hiring an ALTA Surveyor
If you encounter any of these, request clarification or get a second opinion before proceeding.
Unfamiliar with 2021 ALTA/NSPS standards
The 2021 standards replaced the 2016 version with significant changes to certification language and base requirements. A surveyor still referencing 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 far below market ($800-$2,500 for residential, $2,000-$5,000+ for commercial) likely means skipped research or incomplete Table A compliance.
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. Table A Item 2 (flood zone) is nearly always required by Florida lenders. Your surveyor must identify the FEMA flood zone, community panel number, and panel date — and note if the property spans multiple zones.
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
Table A Item 16 (wetland indicators) is important for Florida properties near wetlands, which are regulated by DEP and water management districts. Your surveyor should note observed wetland evidence, though a formal wetland delineation requires a separate environmental consultant.
7 Questions to Ask Before You Hire
"Do you comply with the 2021 ALTA/NSPS standards?"
The 2021 standards replaced the 2016 version. Surveyors still using 2016 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 2021 Minimum Standard Detail Requirements set jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). 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 survey costs in Florida range from $800 to $2,500 for residential properties and $2,000 to $5,000+ for commercial properties. Costs increase with property size, number of Table A items selected, complexity of title exceptions, and required turnaround time. Large commercial sites (10+ acres) with extensive easements and multiple Table A items can exceed $10,000. Get 3 quotes and compare scope — not just price.
What Table A items should I select for my ALTA survey?
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The most commonly selected Table A items for Florida commercial transactions are: Item 1 (monuments), Item 2 (flood zone — critical in FL), Item 3 (gross land area), Item 5 (exterior dimensions), Item 6a (setback lines), Item 8 (observed utilities), and Item 11a (recorded utilities). 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 2021 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 2021 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 2021 certification language — not the outdated 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. 2021 ALTA/NSPS standards compliance. All 20 Table A items available.