ALTA/NSPS Land Title Surveys in Los Angeles & Ventura County

What an ALTA/NSPS Land Title Survey Covers

An ALTA/NSPS Land Title Survey is a comprehensive boundary and improvement survey performed to the joint standards published by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is the standard survey deliverable required by commercial lenders, title insurance companies, attorneys, and institutional investors for transactions involving commercial real estate. The survey depicts boundaries, easements, encroachments, improvements, utilities, and other matters that affect title, along with optional Table A items selected by the client to meet specific transaction requirements.

Common Reasons Clients Request an ALTA/NSPS Land Title Survey

• Commercial property acquisitions where a lender or title insurer requires an ALTA survey

• Refinancing of commercial real estate where the lender requires updated survey documentation

• Title insurance underwriting that requires elimination of the standard survey exception

• Investment due diligence by institutional buyers, REITs, or private equity

• Development feasibility analysis where easements and encroachments affect site planning

• Property contributions to joint ventures, partnerships, or1031 exchanges

• Pre-litigation documentation of boundary, easement, or encroachment matters

• Any commercial transaction where title-related survey matters need to be definitively addressed

What’s Included in an ALTA/NSPS Land Title Survey

• Title commitment review and coordination with the title company throughout the survey

• Field location of monuments, improvements, utilities, and visible easement evidence

• Boundary determination based on record research and field evidence

• Depiction of all easements, rights of way, and encumbrances listed in Schedule B of the title commitment

• Identification and depiction of encroachments, both onto and from the subject property

• Optional Table A items selected by the client (zoning, flood zone, parking, building heights, etc.)

• Surveyor's certification to the parties listed (buyer, lender, title company, attorneys)

• Signed and sealed ALTA/NSPS survey map (PDF) meeting the 2026standards

• CAD deliverable (DWG/DXF) for design and architectural coordination when needed

Common ALTA/NSPS Land Title Survey Add-Ons

• Topographic  Survey overlay (when development planning follows acquisition)

• Phase I/II ESA coordination support (boundary and topo data  for environmental consultants)

• Tree survey integration (location and species identification  within the survey limits)

• Subsurface utility investigation coordination (SUE Level B  or A through a partner firm)

• 3D laser scanning of existing buildings for as-built  integration with the ALTA deliverable

• Orthophoto overlay (aerial imagery aligned to survey  coordinates as a visual reference)

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What We Need to Start Your ALTA/NSPS Land Title Survey

• Property  address and APN (Assessor's Parcel Number)

• Current preliminary title report or title commitment with  Schedule B exceptions

• List of certifying parties (buyer, lender, title company,  attorneys) for the surveyor's certificate

• Selected Table A items, we can advise on standard selections  for your transaction type

• Closing or due diligence deadline

• Access details: occupancy status, point of contact,  restricted areas, tenant coordination

• Any existing surveys, plats, or boundary documents for the  property

• Specific lender or title underwriter requirements beyond the  standard ALTA scope

Our ALTA/NSPS Land Title Survey Process

1. Title  coordination. We review the preliminary title report and identify all  easements, encumbrances, and exceptions requiring depiction.

2. Records research. We pull deeds, parcel maps, tract maps,  prior surveys, and recorded easement documents to establish the boundary  basis.

3. Field work. Our crew locates monuments, improvements,  utilities, visible easement evidence, and Table A item conditions on site.

4. Boundary analysis. Under the direction of the licensed PLS,  we evaluate evidence and determine the boundary line.

5. Mapping and Table A integration. We compile the survey map  with all required ALTA elements and Table A item depictions.

6. Certification and delivery. We finalize the surveyor's  certificate, stamp and sign the map, and deliver to all certifying parties.

ALTA/NSPS Land Title Survey Deliverables

• ALTA/NSPS  Land Title Survey map (PDF, signed and sealed by licensed CA PLS)

• CAD file (DWG/DXF) for design coordination when included in  scope

• Surveyor's certificate addressed to all listed certifying  parties

• Depiction of all Schedule B title exceptions per ALTA/NSPS  2026 standards

• Selected Table A item depictions and notes

• Field monuments set or referenced at boundary points as  required

Why Builoff for Your ALTA/NSPS Land Title Survey

• Licensed  California Professional Land Surveyor (PLS 8099) overseeing all ALTA  deliverables

• Current with 2026 ALTA/NSPS standards, see our published  guide to what changed from 2021

• Direct title company coordination experience across Los  Angeles and Ventura County

• Capable of fast-track delivery for time-sensitive closings  (1031 exchanges, expiring purchase agreements)

• Orthophoto integration capability, distinguishing visual  deliverable for development planning

• Full in-house team, no subcontracting of any survey work or  map preparation