What an ALTA/NSPS Land Title Survey Is

An ALTA/NSPS Land Title Survey is the standard survey product for commercial real estate transactions — used by lenders, title companies, attorneys, developers, and buyers to support closings, financing, and due diligence on commercial properties.

The survey is performed to a national standard jointly developed by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). The current edition is the 2026 ALTA/NSPS Standards, effective February 23, 2026.

Beyond the baseline survey, ALTA surveys include optional items from a list called “Table A.” Selecting which Table A items to include is a key decision that shapes the scope, schedule, and cost of the survey — and it’s where most coordination conversations between the surveyor, the title company, and the buyer or lender take place.

When You Need an ALTA Survey

ALTA surveys are typically required or strongly recommended in these situations:

• Commercial property acquisitions, especially those involving lender financing
• Refinancing of commercial properties when the lender requires updated survey deliverables
• Title insurance coverage that requires extended survey-related endorsements
• Commercial property dispositions where the seller wants to provide buyer-ready survey documentation
• Due diligence on multi-parcel acquisitions, ground leases, or properties with complex title history
• Properties with known easement, encroachment, or boundary concerns that affect transaction value

Choosing Table A Items — What Affects Scope, Schedule, and Cost

The Table A item list lets the buyer, lender, and title company specify additional survey work beyond the baseline. To help you make informed decisions about which items to include, we group them into two categories: items that require the requesting party to provide specific information (Category A), and items that add to scope without requiring client input but affect schedule and cost (Category B).

This is a high-level overview. We discuss specifics with you during proposal preparation.

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Category A — Items That Require Information From the Requesting Party

These items require specific documents or information that the requesting party must provide under ALTA/NSPS requirements. Where allowed, we can assist in obtaining these for additional time and budget — handled on a case-by-case basis.

Preliminary Title Report (Required for All ALTA Surveys)

A current preliminary title report is required by ALTA/NSPS standards and must be provided by the requesting party to begin work. The report should be hyperlinked — meaning the underlying documents (deeds, easements, CC&Rs, exceptions) are accessible through links within the report. This is critical: the title report itself is a list of documents with brief descriptions, but accurate plotting of easements and review of exceptions requires the actual underlying documents. A nonhyperlinked title report typically requires us to request individual documents from the title company, which adds time.

Item 6 — Zoning Information (6a, 6b)

When Item 6 is selected, a property zoning report is required and must be provided by the requesting party under ALTA/NSPS requirements. We can assist in obtaining it on request. Note that obtaining a zoning report independently typically takes about a week and adds to the project budget.

Item 11 — Underground Utilities (11a, 11b)

11a (utilities plotted from record plans): The requesting party must provide record plans showing the underground utilities. We plot from those plans onto the survey deliverable.

11b (utilities marked by a locate company): A utility locate company must be engaged separately by the requesting party and complete their markings on the ground before our survey crew arrives. We then locate and depict the markers on the ALTA map. Coordinating utility locate scheduling and availability can extend the project timeline.

Item 17 — Proposed Changes in Street Right-of-Way Lines

This item requires information from the controlling jurisdiction. Some agencies provide this information online or quickly upon request; others can take longer. We submit the request as part of the survey scope and follow up, but jurisdiction response times are outside our control and can affect the delivery schedule.

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Category B — Items That Add Scope Without Requiring Client Input

These items expand the survey scope without requiring documents from you, but they affect schedule and cost. Knowing which items are most impactful helps you decide what’s worth including.

Item 1 — Property Monuments Set

Setting property monuments requires an additional site visit, the preparation and filing of either a Corner Record or a Record of Survey with the County, and payment of County recording and filing fees. The additional field visit, the County filing process, and the associated County fees all add time and cost to the project.

Item 5 — Vertical Relief / Contour Lines

Adding vertical relief (contour lines) to an ALTA survey requires additional field work and processing. This is often one of the larger cost and schedule drivers when selected.

Item 18 — Appurtenant Easements

Appurtenant easements (rights benefiting the parcel that exist on adjacent properties) require additional field work to locate and document. In some areas, the appurtenant easement area can be larger than the fee parcel itself, which expands the survey footprint and cost. Worth discussing carefully against transaction needs.

Other Table A Items

The Table A list contains 20 items in the 2026 standards. Items not discussed above are typically lower-impact in terms of schedule and cost. We review every requested item against the property and transaction needs during proposal preparation.

What's Included in the Baseline ALTA Survey

• Boundary determination based on record research and field evidence
• Title coordination and easement plotting from the provided preliminary title report
• Documentation of visible improvements, observable features, and boundary monuments
• Survey map signed and stamped by a licensed California Professional Land Surveyor
• ALTA/NSPS certification language for title, lender, and named transaction parties
• Delivery in PDF and CAD (DWG/DXF) developed following National CAD Standards

What We Need From You to Start

• Property address and APN
• Current preliminary title report (hyperlinked is strongly preferred)
• List of requested Table A items (we can advise during proposal stage if you’re unsure which items apply)
• Names of certification recipients (buyer, lender, title company, attorney, etc.)
• Target closing date or schedule expectations
• Any known title concerns, prior disputes, or relevant background information
• Property access details (occupancy, locked gates, security coordination)

Our ALTA Survey Process

Step 1 — Proposal and scope alignment

We review the property, preliminary title report, and your Table A item requests, then provide a proposal with confirmed scope, schedule, and pricing.

Step 2 — Records and title coordination

Once authorized, we coordinate directly with the title company on title document review and any clarifications needed for accurate plotting.

Step 3 — Field work

Our crew performs the field work using integrated methods (RTK GNSS, robotic total stations, 3D laser scanning, UAV when appropriate) and documents site conditions, monuments, and observable features.

Step 4 — Mapping and QA

We compile the survey, prepare any selected Table A deliverables (including the encroachment summary table when Item 20 is selected), perform internal quality control, and prepare the certification language.

Step 5 — Delivery and certification

Final ALTA deliverables go to your team in PDF and CAD format. We remain available for recertifications, additional named parties, or revisions during the closing window.

Why Builoff for ALTA/NSPS Land Title Surveys

Built to 2026 ALTA/NSPS standards

We deliver to the current 2026 standards — including the restructured 20-item Table A and updated imagery requirements.

Direct title coordination

We work directly with title companies on document review and exception clarification — not through layers of project management. Faster decisions, fewer surprises.

Licensed PLS oversight

California PLS #8099 oversees and signs every ALTA survey. The licensed surveyor responsible for the work is the surveyor you communicate with.

Speed of delivery

Our field-to-finish automation workflow keeps ALTA production fast without compromising the rigor commercial transactions require.