ALTA/NSPS Land Title Survey Requirements for Buyers and Lenders

An ALTA/NSPS land title survey is one of the most detailed property surveys used in commercial real estate. It is designed to provide buyers, lenders, title companies, attorneys, and property owners with consistent information about a property’s boundaries, improvements, access, and title-related conditions.

Understanding the requirements before the survey begins can help prevent delays and make the closing process smoother.

Current ALTA/NSPS Standards

ALTA surveys must follow national standards established by the American Land Title Association and the National Society of Professional Surveyors. These standards outline the minimum information that must be reviewed and shown on the final survey.

The surveyor evaluates property boundaries, visible improvements, access points, easements, rights-of-way, and possible encroachments. The survey must also be connected to the title commitment so that recorded documents affecting the property can be reviewed.

Because every transaction is different, the final scope may include both standard requirements and optional items.

The Title Commitment

A current title commitment is one of the most important documents needed for an ALTA survey. It includes the legal description of the property and lists recorded exceptions, easements, restrictions, and other items that may affect ownership.

The surveyor uses this information to compare the legal record with the physical conditions on the property. Without a complete title commitment and supporting documents, the survey may be delayed or require additional revisions.

Buyers and lenders should provide the most current title materials as early as possible.

Table A Items

Table A contains optional survey items that may be requested based on the needs of the transaction. Common requests include zoning information, flood zone classification, utility locations, parking counts, building dimensions, and evidence of recent earth-moving work.

Not every Table A item is necessary for every property. Requesting unnecessary items can increase the project scope, cost, and turnaround time.

The lender, buyer, attorney, title company, and survey coordinator should review these options together before the survey is ordered.

Site Access and Property Information

The surveyor must be able to access the property safely and review visible conditions. Locked gates, restricted areas, active construction, or unclear property contacts can create delays.

It is also helpful to provide previous surveys, site plans, development documents, and contact information for the appropriate property representative. These materials do not replace the surveyor’s work, but they may help clarify the project.

Timing and Review

ALTA surveys should be ordered early in the transaction. Complex properties, large sites, missing title documents, and extensive Table A requests may require additional time.

Once the draft is complete, the lender, buyer, attorney, and title company may request revisions. Clear communication during the review process is essential.

Pixis helps coordinate ALTA/NSPS land title surveys by organizing documents, confirming requirements, communicating with involved parties, and helping keep the process moving. Proper preparation can reduce confusion, limit unnecessary revisions, and support a more efficient commercial real estate closing.