ALTA/NSPS Land Title Surveys: Precision Due Diligence
The Industry Standard for Commercial Real Estate
When high-value commercial assets change hands or are refinanced, lenders and title insurers require a level of detail that goes far beyond a standard boundary survey. Cardinal Land Surveying specializes in providing comprehensive ALTA/NSPS Land Title Surveys that comply with the most current 2021 Minimum Standard Detail Requirements.
Our surveys provide the critical data needed to remove "standard survey exceptions" from title insurance policies, protecting buyers, lenders, and insurers from hidden liabilities.
Why Do You Need an ALTA Survey?
Unlike residential surveys, ALTA surveys are specifically designed for the needs of the title industry and commercial lending. They are essential for:
Commercial Acquisitions & Dispositions
Get a clear picture of exactly what you are buying, including all improvements and encumbrances.
Financing & Refinancing
Most institutional lenders require an ALTA survey to verify the collateral's physical characteristics.
Identifying "Hidden" Risks
We map everything from shared access easements and utility lines to potential encroachments and zoning setbacks.
Customizing Your Survey: Table A Items
One of the most important aspects of an ALTA survey is Table A—a checklist of optional responsibilities that allow you to tailor the survey to your specific project needs. At Cardinal Land Surveying, we coordinate with your legal and title teams to include the necessary items, such as:
Item 2
Flood Zone Classifications (FEMA map data).
Item 6
Zoning information (setbacks, height restrictions, and parking requirements).
Item 8
Substantial observed features (parking lots, signs, swimming pools).
Item 9
Number and type of parking spaces.
Item 11
Evidence of underground utilities (based on observed evidence and provided plans).
Item 16
Evidence of recent earth-moving or construction.
The Cardinal Advantage: Expertise in 2021 Standards
The standards for ALTA surveys are updated every five years. We ensure every project reflects the 2021 Standards, including:
Utility Reporting
Improved requirements for showing observed evidence of underground utilities and utility pole locations.
Legal Summaries
Clearer reporting on easements and "survey-related matters" that burden the property.
Precision Standards
Strict adherence to Relative Positional Precision requirements.
Frequently Asked Questions
How long does an ALTA survey take?
Typically 3–4 weeks, depending on the size of the site and the complexity of the title commitment. We recommend ordering early in your due diligence period.
What documents do I need to provide?
To begin, we require a current Title Commitment (Schedule B) and copies of all record documents (easements, etc.) listed within it.
