ALTA Survey
Orlando
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ALTA
Land Survey
An ALTA Title Survey is completed based on the “Minimum Standard Detail Requirements and Accuracy Standards For ALTA/NSPS Land Title Surveys.” This standard document was developed and is revised on a regular basis by a combination of Title industry and Surveying industry professionals. The latest version of this document is the 2021 revision.
- I have a loan closing coming up for my commercial property (ALTA Survey)
- I am redeveloping the commercial property and need info for my architects or engineers. (ALTA Survey with Items 5 & Item 11b)
- I need to know if the commercial property is usable for what I want to do? (ALTA Survey with Items 6a, 6b, 7a, 7b, 8, & 9)
- I need to know if there are flood areas or unusable areas on my property. (ALTA Table A Item 3 & maybe a Phase I ESA.)
ALTA Title Survey
Is generally similar to a boundary or lot survey on a piece of property. But, the ALTA survey goes a little farther in the requirements on the land surveyor as he/she carries out the survey, both in the field and in the office.
ALTA Land Surveys are generally used on commercial or multi-family residential sites and also when either the lender or owner is in another state jurisdiction. The ALTA standards are somewhat of a “national standard” for surveying, intended to yield a consistent survey no matter what state the work is done in. While most States have surveying standards, they vary widely from one state to the other. So, the ALTA standard is used to cut down on this variation.
Time & Effort For ALTA Land Survey
Since ALTA Surveys take more time and effort, these surveys typically cost more than a survey done according to a particular state standard. It should be pointed out that if the state standard is more restrictive on a certain point, then the most restrictive standard is required on the survey. I see ALTA surveys priced from 50% to 200% more than a comparable boundary survey. This depends on the items checked in “Table A – Optional Survey Responsibilities and Specifications.” This table adds additional or specific tasks to the surveyor’s scope of work. One item that is usually included with most all ALTA survey requests is Item #1, monuments placed. Most state standards probably include this and, in my opinion, all surveys should, but the ALTA survey leaves this optional unless the item is checked on Table A.
In regard to this, one of the things I appreciate is that the client is “supposed to” not only fill out this Table A but also to furnish title documents to the surveyor BEFORE he starts the survey. In practice we rarely get the title documents until we issue the first draft of the survey. At that time the documents are sent to us and we are asked to revise the survey and show them. While this is not the way its planned, at least we have the chance to review the documents before issuing the final version of the survey.
Choose an
ALTA Survey for
Commercial Property
So, if you have a commercial parcel or a large multi-family residential complex, you should consider asking for the ALTA survey standards to be used. You should also probably do this if you are considering the purchase or development of a parcel outside your state. Most of the banks will require this if you ask for a loan on this type property, but I recommend this even if the bank doesn’t require it.
ALTA Survey Costs
As we said, the ALTA Surveys take more time and effort, so, the costs are usually higher.
I see ALTA surveys priced from 50% to 200% more than a comparable boundary survey. This depends on the items checked in “Table A – Optional Survey Responsibilities and Specifications.” This table adds additional or specific tasks to the surveyor’s scope of work. One item that is usually included with most all ALTA survey requests is Item #1, monuments placed.
Most States’ surveying standards include this and, in my opinion, all surveys should, but the ALTA survey leaves this optional unless the item is checked on Table A.
7 Advantages to Using the ALTA Survey Standards:
01
Nationwide Standard:
The American Land Title Association (ALTA) provides a nationwide survey standard. It makes reviews easier for title insurance firms. It cuts financial risk for owners and lenders.
02
Encroachments / Easements Shown:
ALTA surveys should have enough detail. They must cover potential encroachments and recorded easements. This detail is to aid legal decisions on property rights violations.
03
Familiarity:
Lenders, attorneys, surveyors, and title professionals all know the ALTA standards. The standards promote effective teamwork between parties in real estate deals.
04
Title Research:
Other standards may completely ignore it. ALTA provides deed research from the title commitment to the surveyor. They do this before issuing his finalized survey.
05
ALTA Table A Items:
You can include optional items (Table A) in the first survey order. This can save time and money by addressing extra needs at the same time as the boundary survey.
06
Title Exceptions:
The ALTA survey lets the title insurer remove exceptions, like encroachments. This limits liability and improves coverage under the title policy.
07
Uniform Scope
Since 1988, ALTA survey standards helped define a “consistent scope of work.” They ensure timely completion and fulfillment of scope. Regular reviews and revisions help meet these standards. They keep them up to date with the latest technology and legal challenges.