đź“‘ What Is an ALTA/NSPS Survey in Real Estate?

An ALTA/NSPS survey is the most detailed type of land survey used in real estate. It meets national standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). ALTA surveys document boundaries, improvements, easements, access rights, zoning details, and potential risks that affect property ownership.

How an ALTA/NSPS Survey Works

An ALTA surveyor conducts extensive field measurements, analyzes recorded documents, reviews title commitments, and examines zoning requirements. This produces a standardized survey map accepted by lenders, title companies, and attorneys nationwide.

An ALTA/NSPS survey typically includes:

  • Boundary lines and legal corner markers
  • Location of all improvements (buildings, driveways, utilities, etc.)
  • Easements, rights of way, and encroachments
  • Zoning and setback information
  • Flood zone and topographic details (when required)
  • Access points such as roads and shared driveways
  • Nearby property features that may affect ownership

ALTA surveys also allow for optional “Table A” items—additional data requested by lenders or buyers, such as topography, parking counts, and utility mapping.

Why ALTA/NSPS Surveys Matter in Real Estate

For Buyers & Investors:

  • Provides maximum detail about land conditions and improvements
  • Identifies legal risks such as easement conflicts or encroachments
  • Used by lenders for large or commercial loans
  • Ensures the property meets zoning and land-use requirements

For Developers:

  • Helps plan construction, parking, landscaping, and grading
  • Verifies infrastructure and utility locations
  • Supports permit applications and engineering work

Example of an ALTA/NSPS Survey in Action

A buyer is under contract to purchase a commercial building. Their lender requires an ALTA survey to confirm:

  • The building sits fully within the property boundaries
  • Parking areas meet zoning and setback requirements
  • No encroachments exist from neighboring parcels
  • Utilities and access easements match the title commitment

The ALTA survey provides the lender with the certainty needed to approve the loan and protects the buyer from unexpected legal issues.

Why ALTA/NSPS Surveys Matter for FSBO Sellers

FSBO sellers dealing with larger parcels or commercial properties may need an ALTA survey to provide buyers and lenders with full transparency.

  • Builds trust with detailed, certified property information
  • Helps avoid closing delays from title or boundary issues
  • Shows easements, access rights, and potential restrictions
  • Improves buyer confidence in complex real estate deals

While typical residential sales may not require an ALTA survey, providing one can streamline negotiations on higher-value or nontraditional properties.

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