4.977 Google reviews ALTA/NSPS · Utah County · 2026 standard

ALTA Surveys in Utah County. Title Surveys for Provo, Orem, Payson, Lehi and Every City Between.

ALTA/NSPS land title surveys to the 2026 standard for commercial purchases, refinances and development across Utah County, signed by a Utah Professional Land Surveyor and quoted as a fixed fee. 38 Utah County ALTA surveys in our records, and 170 statewide since 2000.

By Daryl Penrod, PLS · Utah No. 5331527With J. Brett Ludlow, PEUpdated November 3, 2026

Request an ALTA Quote → Call (435) 623-0897

The short answer

What Does an ALTA Survey in Utah County Involve?

An ALTA/NSPS land title survey is a boundary survey done to the national standard lenders and title insurers rely on. It locates the boundary and improvements, plots every exception from the title commitment, adds the Table A items your lender selects, and is certified to the buyer, lender and title insurer. In Utah County most run $3,000–$8,000+ and take 3–6 weeks from the commitment.

Most homes need only a boundary survey. ALTA surveys are for commercial deals, refinances and development.

Typical cost$3,000–$8,000+, fixed fee
Typical time3–6 weeks from the title commitment
Standard2026 ALTA/NSPS, effective Feb. 23, 2026
Our records38 Utah County ALTAs · 170 statewide

01 · When

When You Need an ALTA Survey in Utah County

If a lender or title insurer is involved in a commercial deal, you probably need one.

Purchase

Commercial purchase

Lenders and title insurers want the boundary, access, easements and encroachments documented before closing.

Refinance

Commercial or agency refinance

Many commercial and agency lenders require a current ALTA certified to them.

Title

Extended title coverage

The title insurer removes the standard survey exception only with an ALTA in hand.

Development

Due diligence before you design

Zoning, setbacks, parking, flood zone and utilities, before you buy or draw a site plan.

Portfolio

Several properties at once

Multi-parcel deals surveyed together and certified to one buyer, like eight ALTA surveys we contracted on a single day in 2005.

Land

Farm and rural ground

Section-corner evidence, access and canal easements on acreage in the south end of the county.

02 · Since 1975

What Five Decades of Utah County Surveys Have Taught Us

631 Utah County jobs in our records, from Lehi to Santaquin. These are the things that most often shape an ALTA here.

Lesson 01

Growth means recent lines

Fast-growing cities bring recent lot splits, annexations and lot-line adjustments. The latest recorded plat often controls, so we read everything recorded since the deed.

Lesson 02

Old towns, old descriptions

Provo, Payson, Springville and Spanish Fork date to the 1850s. In-town parcels can trace back to original block plats and long-occupied fences that need reconciling.

Lesson 03

Water crosses everything

Irrigation canals and ditches cross much of the valley, and their easements belong on the plat even when the title commitment is quiet about them.

Lesson 04

Flood zones near the lake

Ground near Utah Lake and along river corridors can sit in mapped flood zones, so Table A Item 3 matters here.

Lesson 05

Every city has its own code

Zoning, setbacks and parking rules differ city to city. For Items 6(a) and 6(b), the zoning report or letter should come from the city or the client.

Lesson 06

Start with the commitment

The title commitment and its recorded documents drive the whole survey. Most ALTA delays trace back to a missing or outdated commitment.

03 · From our files

38 ALTA Surveys in Utah County

Real work with the section it’s in, without client names. See three 2026 ALTA surveys on our main ALTA page.

Provo · 2007–2022Nine ALTA/NSPS surveys, from Section 1 to Section 36, including one filed with the county; the most recent in 2022.
Payson · 2005–2017Six ALTA surveys in Sections 4, 5, 18, 19 and 20, including one filed with the county in 2017.
Saratoga Springs · 2011–2023ALTA surveys in Sections 23 (2011) and 14 (2023).
Orem & Pleasant GroveOrem ALTA surveys in 2007 (filed) and 2012, and a Pleasant Grove ALTA in 2006.
Spanish Fork & SpringvilleSpanish Fork ALTAs in 2007 (filed) and 2011, and a Springville ALTA in 2005.
Santaquin & SalemSantaquin ALTAs in 2005 and 2015, and two in Salem in 2005.
North countyA Lehi ALTA (2003) and a Cedar Hills ALTA on a lot and parcel (2016).
By the numbers38 ALTA/NSPS surveys in Utah County and 170 statewide in 14 counties, plus 631 Utah County jobs of every kind in our records.

See real 2026 ALTA drawings on ALTA/NSPS surveys in Utah.

04 · Table A

Table A Items Lenders Most Often Ask For

Table A items are optional add-ons your lender or title insurer selects. They are the biggest driver of an ALTA’s scope and fee.

Item	What it adds	When it comes up in Utah County
Item 1	Monuments placed or found at the corners	Almost always
Item 2	Property address	Almost always
Item 3	Flood zone classification	Ground near Utah Lake and rivers
Item 4	Gross land area	Almost always
Items 6(a), 6(b)	Zoning classification and setback, height and floor-space requirements	Zoning report or letter from the city or client
Item 7(a)	Building exterior dimensions	Buildings on the site
Item 8	Substantial features observed	Commercial sites
Item 9	Parking stripes and spaces	Retail, office and apartments
Item 11	Utilities, from observed evidence and plans or markings	Development and lender requests
Item 13	Names of adjoining owners	Often requested
Item 16	Evidence of recent earth moving or construction	Active growth areas
Item 20	Encroachment summary table (new in 2026)	Lenders who want issues in one place
Item 21	Anything else the client asks for (custom)	Negotiated case by case

What changed in 2026: 2026 ALTA/NSPS standards explained, with a printable Table A checklist.

05 · The process

How a Utah County ALTA Survey Works

Six steps from the title commitment to a certified survey.

Step 01

Send the commitment

The current title commitment with its recorded documents, the lender’s Table A list and the closing date.

Step 02

Fixed-fee quote

We scope the Table A items, buildings and exceptions and quote a fixed fee, usually within one business day.

Step 03

Records research

Deeds, plats and prior surveys from the Utah County Recorder, plus section corner records.

Step 04

Field survey

Corners, buildings, parking, utilities and possession along the whole perimeter, as the 2026 standard requires.

Step 05

Plot every exception

Each Schedule B item plotted or noted, and the Table A items drafted.

Step 06

Certify & deliver

Signed by a Utah PLS and certified to the buyer, lender and title insurer, usually 3–6 weeks from the commitment.

Utah County deeds and plats are held by the Utah County Recorder, 100 East Center Street, Suite 1300, Provo (address). See also how long a survey takes.

06 · Cost

What an ALTA Survey Costs in Utah County

2026 ranges for our work. Your quote is a fixed fee based on the commitment and the Table A list.

Survey	Typical cost	Notes
ALTA/NSPS survey	$3,000–$8,000+	Commercial purchase, refinance or development
Boundary survey	$1,025+	When a lender doesn’t require an ALTA
Topographic survey	$1,500–$4,500	Often ordered with the ALTA for design
Drone mapping	$1,500–$20,000+	Large sites; imagery needs a written agreement under the 2026 standard

What drives the price

Table A items. Each one adds field or office work.
Title exceptions. Every Schedule B document has to be read and plotted.
Buildings and parking. Dimensions and stall counts take field time.
Acreage and terrain. More corners and longer lines.
Timeline. A rush closing date can add cost.

How to keep it down

Send the full commitment with every Schedule B document.
Confirm the Table A list with your lender before ordering.
Order early, so a rush isn’t needed.
Send any prior survey of the property, ours or anyone’s.

More: ALTA survey costs and what lenders expect

07 · Who signs it

The Surveyor and Engineer Behind Your ALTA

Licensed in Utah, in one office in Nephi.

Daryl Penrod, PLS

Professional Land Surveyor · Utah No. 5331527

Daryl signs our ALTA/NSPS surveys and wrote this page from our Utah County work.

J. Brett Ludlow, PE

Civil engineer · Ludlow Engineering

When the deal moves into design, Brett takes the ALTA into site plans, grading and utilities.

Meet the whole team, or read our story since 1975.

08 · Across the county

Utah County Cities We Serve

Each city page has local prices, records and recent jobs.

Provo Orem Lehi Payson Santaquin Spanish Fork Springville Mapleton Salem Elk Ridge Eagle Mountain Saratoga Springs Alpine American Fork Pleasant Grove Cedar Hills Lindon Vineyard

Countywide: land surveying in Utah County

09 · Before you call

What to Send for an ALTA Quote

Have these ready and the quote goes faster.

The title commitment and copies of the Schedule B documents.
The lender’s Table A list and any survey requirements letter.
Who to certify to: buyer, lender and title insurer.
Your closing date.
Any prior survey of the property.
A zoning report or letter if Items 6(a) or 6(b) are required.

Talk to a surveyor

Call (435) 623-0897 or send the commitment through our quote form. We usually reply within one business day with a fixed fee.

Request an ALTA Quote →Call Now

10 · Direct answers

Utah County ALTA Survey Questions, Answered.

How much does an ALTA survey cost in Utah County?

Most ALTA/NSPS surveys run $3,000–$8,000 or more. The fee depends on acreage, the number of buildings, the Table A items your lender selects, and how many title exceptions have to be plotted. We quote every ALTA as a fixed fee.

How long does an ALTA survey take?

Usually 3–6 weeks from the day we receive the title commitment and its recorded documents. A tight closing date can sometimes be met; tell us the date when you ask for a quote.

What is the current ALTA standard?

The 2026 ALTA/NSPS Minimum Standard Detail Requirements took effect February 23, 2026. They add an optional encroachment summary table (Table A Item 20), require a written agreement to use imagery under Item 15, and move custom requests to Item 21. The precision standard didn't change.

What's the difference between an ALTA survey and a boundary survey?

A boundary survey locates the property lines and corners. An ALTA survey does that plus plots every title exception, shows improvements, access and encroachments, adds the Table A items the lender picks, and is certified to the buyer, lender and title insurer.

Who usually orders and pays for the ALTA survey?

Usually the buyer or borrower, because the lender or title insurer requires it. Who pays can be negotiated in the purchase contract.

What do you need from me to start?

The title commitment with copies of the recorded documents listed in Schedule B, the lender's Table A requirements, the names to certify to, and your closing date.

Do you survey in Lehi, Saratoga Springs and north Utah County?

Yes. Our 38 Utah County ALTA surveys range from Lehi and Saratoga Springs to Payson and Santaquin, and we work across the county from our Nephi office.

Can a drone be used on an ALTA survey?

Yes, for mapping features, as long as the precision standard is met. Under the 2026 standard, using aerial or satellite imagery requires a written agreement with the client and a note on the survey. Boundary corners are still located in the field.

Utah PLS & PE · Since 1975

Ready to Order Your ALTA?

Send the title commitment and your closing date. We’ll scope it and quote a fixed fee.

Request an ALTA Quote →Call (435) 623-0897