What Is an ALTA/NSPS Survey?
An ALTA/NSPS survey is a detailed land title survey that follows the standardized requirements set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is the most thorough of the common types of land surveys performed in the United States and is the standard for commercial real estate transactions, institutional lending, and title insurance underwriting.
Where a standard boundary survey determines property lines and shows basic improvements, an ALTA survey goes further. It identifies easements, encroachments, rights-of-way, utility locations, zoning classifications, flood zones, and access points. The result is a single document that gives the buyer, lender, and title company a full picture of the property's physical and legal condition.
Who Needs an ALTA Survey?
ALTA surveys are most commonly required in commercial real estate transactions, but they are not limited to commercial properties. Here are the typical situations where one is needed:
Commercial Property Purchases
Most commercial lenders require an ALTA survey as a condition of financing. The survey protects both the lender and the buyer by confirming that the property matches the legal description, that no undisclosed encumbrances exist, and that the improvements are properly located within the boundaries.
Title Insurance
Title insurance companies use ALTA surveys to decide which exceptions to remove from a title policy. Without a survey, the title policy will include standard survey exceptions, meaning the insurer will not cover losses related to boundary disputes, encroachments, or easement violations. An ALTA survey allows the title company to delete some or all of these exceptions, giving the buyer broader coverage.
Due Diligence for Investors and Developers
Developers, REITs, and institutional investors order ALTA surveys as part of their due diligence process. The survey reveals physical conditions that affect the property's value and development potential: setback encroachments, zoning nonconformities, easements that restrict building areas, flood zone designations, and access limitations.
Refinancing Commercial Properties
When refinancing a commercial property, the new lender will typically require a current ALTA survey. If a prior survey exists, the surveyor may be able to update it rather than starting from scratch, which can reduce cost and turnaround time.
High-Value Residential Transactions
While residential purchases typically use a standard boundary or location survey, high-value residential properties, waterfront estates, and properties with complex easement or access situations sometimes warrant an ALTA survey. The decision depends on the complexity of the property and the requirements of the lender and title company.
What an ALTA Survey Includes
The 2021 Minimum Standard Detail Requirements define the baseline content that every ALTA/NSPS survey must include. The surveyor also works from a current title commitment provided by the title company, which lists all recorded easements, liens, and encumbrances that must be shown on the survey.
Mandatory Elements
Every ALTA survey must include the following:
- Property boundaries based on the legal description in the title commitment, with all boundary lines, dimensions, and bearings shown.
- All monuments found or set, with a description of each.
- The location of all buildings, structures, and visible improvements on the property.
- All easements, rights-of-way, and servitudes referenced in the title commitment, plotted on the survey to show their location and extent.
- Evidence of encroachments across property boundaries or into easements.
- The location of all rights-of-way and means of access to the property (roads, alleys, etc.).
- Observable evidence of utilities (above and below ground) on or serving the property.
- Cemeteries, water features, and other significant natural or cultural features visible on the property.
- The flood zone designation from the current FEMA Flood Insurance Rate Map.
Table A Optional Items
In addition to the mandatory elements, the client can select optional items from Table A of the standards. These add specific data points to the survey based on the needs of the transaction. Table A items are negotiated between the buyer, lender, and title company before the survey begins.
The most commonly requested Table A items include:
| Table A Item | What It Adds |
|---|---|
| Item 1: Monuments placed (or a survey-grade description of monuments found) | Confirms all corners are physically marked on the ground. |
| Item 2: Address(es) | Shows the street address(es) of the property. |
| Item 3: Flood zone designation with community and panel info | Provides full FEMA flood map reference, not just the zone letter. |
| Item 4: Gross land area | Calculates total acreage or square footage. |
| Item 5: Vertical relief (contours or spot elevations) | Adds topographic data to the survey. |
| Item 6a: Zoning classification and setbacks | Reports the current zoning designation and dimensional requirements. |
| Item 6b: Zoning compliance analysis | Determines whether existing improvements comply with zoning. |
| Item 8: Building exterior dimensions and square footage | Measures building footprints for area calculations. |
| Item 9: Location of utilities from record information | Plots underground utilities based on utility company records. |
| Item 11a: Offsite easements or servitudes | Shows easements on adjacent properties that benefit the subject property. |
| Item 16: Evidence of underground utilities from markings | Reflects utility locate markings from a One-Call request. |
| Item 17: Location of aboveground utilities within the property | Maps utility poles, transformers, manholes, and similar features. |
| Item 19: Wetlands or environmentally sensitive areas | Shows observable evidence of wetlands or restricted areas. |
The full list contains 21 items. Not every transaction requires all of them. The title company and lender typically specify which Table A items they need, and the buyer may add others based on their own due diligence requirements.
How Much Does an ALTA Survey Cost?
ALTA surveys are more expensive than standard boundary surveys because of the additional research, field work, and reporting involved. In 2026, expect the following ranges:
| Property Type | Typical Cost Range |
|---|---|
| Small commercial lot (under 2 acres) | $2,000 to $4,000 |
| Medium commercial property (2 to 20 acres) | $3,000 to $6,000 |
| Large or complex sites (20+ acres, multiple buildings) | $5,000 to $15,000+ |
| Update of a prior ALTA survey | $1,500 to $3,500 |
Costs are driven by the size of the property, the number of improvements and easements to map, the number of Table A items selected, and the complexity of the title commitment. For details on who pays for a land survey in different transaction types, see our dedicated guide. Properties with many recorded easements, utility crossings, or irregular boundaries require more field time and research. Urban sites with dense utility infrastructure are generally more expensive than open rural parcels of similar size.
Always get quotes from multiple licensed surveyors and make sure the quote includes the specific Table A items your transaction requires. A low quote that omits critical items will result in change orders later.
The ALTA Survey Process
Here is what to expect from start to finish. For a broader look at scheduling across all survey types, see our guide on how long a land survey takes.
1. Title Commitment Review
The survey begins with the title commitment, which the title company provides. This document lists every recorded exception: easements, liens, deed restrictions, and encumbrances. The surveyor uses this as a checklist of items that must be located and shown on the survey plat.
2. Deed and Plat Research
The surveyor researches the property's legal description, recorded plat, and any referenced documents (easement agreements, right-of-way maps, subdivision covenants). This research establishes the framework for the boundary determination.
3. Field Work
The survey crew visits the site with precision equipment. They locate boundary monuments, measure all structures and improvements, identify utility features, note access points, and collect any additional data required by the selected Table A items. For large sites, field work may span multiple days.
4. Utility Locates
If Table A items 9 or 16 are selected, the surveyor requests utility locates through the local One-Call system (811). Utility companies mark their underground lines, and the surveyor maps those markings. This process typically takes 10 to 14 business days, which is often the bottleneck in the overall timeline.
5. Drafting and Certification
The surveyor drafts the survey plat, incorporating all field data, research findings, and title commitment requirements. The finished plat is reviewed for accuracy, then signed, sealed, and certified by the licensed Professional Land Surveyor. The certified survey is delivered to the client, lender, and title company.
Common Issues Found on ALTA Surveys
ALTA surveys frequently reveal conditions that affect the transaction. Some of the most common findings include:
- Encroachments: A building, fence, or parking area that crosses a property line or extends into an easement.
- Unrecorded easements: Utility lines, access roads, or drainage features that exist on the ground but are not reflected in the recorded documents.
- Zoning setback violations: Structures that were built too close to a property line or within a required setback area.
- Access issues: A property that lacks legal access to a public right-of-way, or where the only access crosses another owner's land without a recorded easement.
- Gap or overlap with adjacent parcels: Discrepancies between the legal description and the descriptions of neighboring properties, resulting in gaps or overlapping claims.
Discovering these issues before closing allows the buyer and lender to address them through negotiation, title endorsements, or deal modifications. Finding them after closing is far more expensive and disruptive.
How Do I Choose a Surveyor for an ALTA Survey?
Not every licensed surveyor regularly performs ALTA surveys. The standards are specific and detailed, and a surveyor who primarily does residential boundary work may not be familiar with the current requirements. When selecting a surveyor for an ALTA survey, ask about their experience with the 2021 standards, how many ALTA surveys they perform annually, and whether they have worked with the title company involved in your transaction.
Every surveyor in our directory is sourced from state licensing records. Browse by state and county to find licensed Professional Land Surveyors who serve your area.
Whether you are buying commercial property, refinancing, or conducting due diligence on a development site, an ALTA survey is the industry standard for understanding exactly what you are getting. Find licensed surveyors near you on our national directory and get the process started.