Commercial real estate transactions often involve many moving parts: buyers, sellers, lenders, title companies, attorneys, brokers, developers, and consultants. When property boundaries, easements, improvements, access, and title-related matters need to be reviewed, an ALTA/NSPS Land Title Survey may be required.
An ALTA/NSPS survey is a specialized type of land survey commonly used in commercial real estate. It is designed to provide detailed information about a property for title review, lending, due diligence, acquisition, financing, development, and ownership decisions.
What Does ALTA/NSPS Mean?
ALTA stands for the American Land Title Association. NSPS stands for the National Society of Professional Surveyors. Together, these organizations establish national standards for ALTA/NSPS Land Title Surveys.
These standards help create a consistent survey product that can be used by parties involved in commercial real estate transactions. While each property and transaction is different, the ALTA/NSPS survey format gives title companies, lenders, attorneys, and buyers a common framework for reviewing important property information.
What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS Land Title Survey is a detailed survey that typically combines boundary information, improvement locations, easement information, access details, and other title-related site conditions.
It may help identify or document items such as:
- Property boundaries and corners
- Buildings and major site improvements
- Driveways, parking areas, and access points
- Fences, walls, and visible encroachments
- Easements listed in the title commitment or title report
- Rights-of-way and access routes
- Utilities and visible utility features
- Zoning or other optional items, when requested and appropriate
The exact scope depends on the property, title materials, lender requirements, transaction needs, and selected Table A items.
When Is an ALTA/NSPS Survey Needed?
ALTA/NSPS surveys are most commonly associated with commercial real estate transactions. They are often requested when a lender, title company, attorney, buyer, or developer needs a more detailed understanding of the property before closing, financing, redevelopment, or ownership transfer.
An ALTA/NSPS survey may be needed for:
- Commercial property purchases
- Industrial, office, retail, or multifamily transactions
- Financing or refinancing
- Title insurance review
- Development or redevelopment planning
- Due diligence before acquisition
- Review of easements, encroachments, or access issues
- Portfolio property evaluations
In many cases, the request for an ALTA/NSPS survey comes from the lender, title company, attorney, or buyer’s due diligence team.
How Is an ALTA Survey Different From a Boundary Survey?
A boundary survey focuses primarily on identifying the limits of a property. It helps determine where property lines and corners are located based on records, field evidence, and professional analysis.
An ALTA/NSPS survey generally goes further. In addition to boundary-related information, it is designed to support title review and commercial due diligence. It may show buildings, easements, improvements, access, utilities, parking, and other site conditions relevant to the transaction.
Put simply:
A boundary survey helps answer: where are the property lines?
An ALTA/NSPS survey helps answer: what title-related conditions affect this commercial property?
What Are Table A Items?
Table A refers to optional survey responsibilities and specifications that may be requested as part of an ALTA/NSPS Land Title Survey. These items allow the client, lender, title company, or attorney to request additional information depending on the needs of the transaction.
Table A items may involve information related to zoning, flood zone classification, building height, parking, utilities, wetlands, evidence of recent earthwork, and other matters. Not every transaction requires every Table A item.
Because Table A choices can affect scope, timing, and cost, they should be reviewed carefully before the survey begins. The requesting parties should coordinate with the surveyor, title company, lender, and legal team to determine which items are necessary.
Why Title Materials Matter
For an ALTA/NSPS survey, title materials are important. The surveyor typically needs the title commitment or preliminary title report, legal description, easement documents, and related record information to evaluate what should be shown or addressed on the survey.
Without complete title materials, the survey process may be delayed or the scope may need to be updated later. Providing title documents early helps the surveyor understand the property, relevant exceptions, easements, and transaction requirements.
What Information Should You Provide When Requesting an ALTA/NSPS Survey Quote?
To help the survey team evaluate the project and provide an appropriate quote, gather as much of the following information as possible:
- Property address
- Assessor’s Parcel Number, if available
- Legal description
- Preliminary title report or title commitment
- Copies of easement documents or exception documents
- Transaction timeline or closing deadline
- Buyer, lender, title company, and attorney contacts, if applicable
- Requested Table A items
- Prior surveys, site plans, or improvement plans, if available
If you do not have all of these items yet, it is still helpful to start the conversation early. However, complete title and transaction information can make the quote and survey process more efficient.
Why Timing Matters in Commercial Transactions
ALTA/NSPS surveys often support time-sensitive real estate transactions. Waiting too long to order the survey can create pressure near closing, especially if title documents are incomplete, access is difficult, the property is complex, or additional review is required.
Ordering the survey early gives the project team more time to identify and address questions related to boundaries, easements, encroachments, access, improvements, or other site conditions.
Who Uses an ALTA/NSPS Survey?
An ALTA/NSPS survey may be reviewed by several parties involved in a commercial property transaction, including:
- Buyers and sellers
- Commercial real estate brokers
- Lenders
- Title companies
- Attorneys
- Developers
- Investors
- Property owners and asset managers
Each party may use the survey differently. A lender may need it for financing requirements. A title company may use it for title insurance review. A buyer may use it to better understand property conditions before completing the transaction.
Talk With Terwilliger About ALTA/NSPS Survey Requirements
Terwilliger Land Survey Engineers provides ALTA/NSPS Land Title Surveys for commercial real estate, development, financing, title review, and due diligence needs throughout California.
If you are working on a commercial transaction, it is helpful to involve the survey team early. Start by providing the property address, title materials, transaction timeline, and any lender or title company requirements.
