What is an ALTA/NSPS Land Title Survey and Why Is It Important?

When you're involved in a commercial real estate transaction, you’ll likely hear the term ALTA/NSPS Land Title Survey. But what does that mean? Simply put, it’s a detailed land survey that follows strict standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It’s not just any survey—it’s designed to uncover crucial details about a piece of property before the sale is finalized.

This survey is more than a simple map. It identifies things like boundary lines, easements, encroachments, improvements, rights-of-way, and zoning restrictions. In many cases, lenders and title companies require it before approving financing or issuing title insurance. The reason? It helps reduce risk and protects everyone involved in the deal.

One major benefit of the ALTA/NSPS Land Title Survey is its accuracy. The standards are updated every five years, keeping up with legal changes and surveying technology. This ensures that the results are reliable, current, and meet legal expectations nationwide.

If you’re purchasing or refinancing a commercial property, your lender might request this type of survey as part of their due diligence. It helps reveal any potential issues that could interfere with your investment—such as property line disputes, unrecorded easements, or improvements crossing boundaries. Knowing these ahead of time can save you from future legal or financial headaches.

Another reason these surveys are so important is that they help clarify what’s included in the property purchase. For instance, if there are shared driveways, underground utilities, or public access routes on your land, the survey will document them. This means everyone—buyers, sellers, lenders, and title companies—is on the same page.

At the end of the day, an ALTA/NSPS Land Title Survey is about transparency. It gives everyone involved a clear picture of the property’s condition and legal status. Whether you're building, buying, or selling, this survey is a key step in making smart, informed decisions.

If you’d like to see how detailed and useful these surveys can be, take a look at some of our past projects. You’ll get a better sense of how we apply this process in real-world scenarios.

Disclaimer: This blog is for informational purposes only and should not be considered legal advice. For questions related to your specific property or transaction, consult with a licensed surveyor or legal professional.