Surveying Services Cincinnati

ALTA/NSPS Land Title Surveys are surveys that combine a boundary (property line) survey and topographic survey into a map (survey plat) showing the relationship between the boundary of the property and all of the improvements on the property. Buyers and lenders use ALTA/NSPS Land Title Surveys for developed commercial property and are concerned if the buildings, parking areas, and other improvements are located correctly. This type of survey is usually more involved than a traditional property line survey due the nature of the development. Specifications for accuracy and requirements for listing the minimum information must be shown on any ALTA survey (as they are commonly referred to) generally exceed the minimum standards set by the individual states where the property is located.

ALTA/NSPS is an acronym for “American Land Title Association” (ALTA) and the “National Society of Professional Surveyors” (NSPS). The requirements for an ALTA/NSPS Land Title Survey were jointly established by those two organizations and have been updated from time to time. The current ALTA/NSPS Land Title Survey requirements were recently amended. Effective February 23, 2016 ALTA surveys should be compliant with “2016 – ALTA/NSPS Requirements”. An ALTA/NSPS Land Title Survey (“ALTA Survey”) is a comprehensive boundary survey in which various issues are addressed that primarily concern buyers, lenders and title companies. An ALTA survey will typically provide the title company with a necessary level of comfort that allows removal of the “survey exceptions” from the title insurance policy. There are several items required to be shown on an ALTA survey that are not necessarily shown on a typical boundary survey.

An example of the information shown on an ALTA/NSPS Land Title Survey is:

* Recorded easements that may encumber or benefit the property.
* Possible gaps or encroachments across boundary lines or easements.
* Access to a public street or streets, or lack thereof.
* Zoning of the property along with setback requirements.
* Flood Zones that may affect the subject property as determined by FEMA.
* Observable evidence of any use by other parties.
* Location of any water boundaries on or adjacent to the subject property.
* Observable evidence of cemeteries.
* Names of adjoining property owners.

In addition to the minimum ALTA requirements, supplemental items as defined in Table “A” of the ALTA Requirements and Instructions may be added by the owner, lender or title company prior to ordering the survey. ALTA/NSPS Land Title Surveys Table A

View an example of an ALTA Survey