ALTA Surveyor Near Me — What Lenders Require, Deliverables, and How to Get an Accurate Quote
For commercial property transactions, ALTA/NSPS surveys aren’t optional — they’re a practical necessity for lenders and owners alike. This article walks through what lenders expect from an ALTA/NSPS survey, the typical deliverables you’ll receive, and how to get an accurate, local quote. With clear guidance you can avoid surprises, meet lender standards, and keep your transaction moving.
ALTA Survey Requirements for Lenders
ALTA/NSPS surveys follow the standards published by the American Land Title Association and the National Society of Professional Surveyors. Lenders rely on these surveys because they provide a precise record of boundaries, easements, improvements, and other conditions that affect title and liability. In short: lenders use ALTA/NSPS surveys to reduce risk and confirm the property’s legal status.
The 2021 ALTA/NSPS Standards specifically state that title companies and lenders may rely on professionally prepared surveys that meet the minimum detail requirements.
2021 ALTA/NSPS Standards: Lender Reliance on Professional Surveys
Section 1 of the 2021 Standards explains that title companies, lenders, and their customers may rely on surveys prepared in accordance with the Minimum Standard Detail Requirements, provided those surveys are professionally produced and appropriately documented.
The Effect of the New 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys on Commercial Real Estate Transactions, 2021
Why lenders require ALTA/NSPS surveys for commercial properties
Lenders request ALTA/NSPS surveys to get a full, documented view of a property’s condition. These surveys reveal boundary lines, encroachments, easements, improvements, and other matters that can affect value and title insurance. By confirming these details up front, lenders can underwrite loans with greater confidence and reduce costly surprises later in the deal.
Which lender compliance standards apply to ALTA surveys?
ALTA/NSPS surveys must follow the most recent joint standards—updated in 2021—which define required accuracy, minimum detail, and the acceptable methods for data collection and documentation. Meeting those standards ensures the survey will answer the questions lenders and title companies need to clear exceptions and move a transaction forward.
The 2021 standards also guide title companies on survey exceptions and help ensure consistency and reliability in commercial transactions.
ALTA/NSPS Land Title Surveys: Lender & Title Company Requirements
Discussion of ALTA/NSPS land title surveys, title company requirements for removing survey exceptions, and the practical effects of the 2021 Standards on commercial real estate transactions. Section 1 emphasizes that title companies, lenders, and insured parties may rely on properly prepared surveys.
in Commercial Real Estate Transactions
Deliverables Included in an ALTA Survey
An ALTA/NSPS survey package gives lenders and owners a documented snapshot of the property. Typical deliverables include a detailed plat, a written report, and any certifications or notes required by ALTA/NSPS and the client’s lender or title company.
What the ALTA survey plat and report show
The plat is a scaled map showing boundaries, easements, improvements, utilities, and other visible features. The accompanying report summarizes findings, calls out exceptions or discrepancies, and explains the surveyor’s methods and certifications. Together they form the record lenders use to evaluate risk and clear title issues.
How ALTA survey certifications back accuracy
Licensed surveyors certify that the work meets ALTA/NSPS standards and the agreed-upon scope. Those certifications give lenders and title companies the professional assurance they need that the survey was performed correctly and documented fully.
How commercial land survey cost is determined
Price for an ALTA/NSPS survey varies by property and scope. Knowing the cost drivers helps you budget and compare proposals from qualified surveyors.
Factors that influence ALTA survey pricing
Key factors include property size, complexity, site access, number of improvements, available record data, and any required Table A items. Local permitting, travel, and seasonal factors can also affect time on site and overall fees.
How to compare ALTA survey cost estimates effectively
When you review estimates, look beyond the bottom line. Ask for a clear scope, a line-item breakdown, and which Table A options are included. Consider the surveyor’s licensing, experience with similar commercial projects, turnaround time, and whether they handle title-company coordination.
How to get an accurate ALTA survey quote near me
A precise quote starts with good information and a local understanding of regulations. Below are the details most surveyors need to prepare an accurate proposal.
Information needed to request a precise ALTA survey quote
Provide the property address, legal description, current deed or prior survey (if available), and any lender or title company requirements. Note known encumbrances or special site conditions, and specify desired Table A items so the surveyor can size the scope correctly.
How local expertise affects ALTA survey pricing and quality
Local surveyors know regional mapping resources, permitting nuances, and typical site challenges. That experience often yields faster, more accurate work and can prevent costly re-surveys or delays when title companies or lenders request additional documentation.
Choosing the right land surveyor for commercial ALTA surveys
The right surveyor ensures compliance, produces clear deliverables, and coordinates with your lender and title company. Look for verified licensing, commercial ALTA/NSPS experience, and a record of timely, well-documented work.
Qualifications to look for in a commercial land surveyor
A qualified surveyor will be licensed in the state of the project, experienced with ALTA/NSPS standards, and able to provide references or examples of past commercial surveys. Confirm they carry professional liability insurance and understand title-company workflows.
How does Ludlow Engineers and Associates Meet ALTA survey standards?
Ludlow Engineers and Associates is a surveying and engineering firm focused on commercial projects and ALTA/NSPS compliance. We emphasize accuracy, clear documentation, and practical coordination with lenders and title companies to deliver surveys that meet the 2021 standards and your transaction timeline.
Common questions about ALTA surveys for lenders and owners
Below are concise answers to frequent questions we hear from owners, lenders, and title professionals.
What is included in an ALTA survey?
A standard ALTA/NSPS survey package normally includes a scaled plat, a written report, and the surveyor’s certifications. The plat shows boundaries, easements, and visible improvements; the report summarizes findings and any exceptions relevant to title and lending.
Clients and lenders can request optional Table A items to tailor the survey to specific underwriting or due-diligence needs.
ALTA/NSPS Surveys: Table A Items & Lender Requirements
Table A lists optional items in the 2021 Standards that clients and lenders may request on the survey. When selected, these items appear on the plat and in the report to address specific concerns or lender conditions. Section 1 reiterates that title companies, lenders, and insureds may rely on surveys prepared to these standards.
PROBATE & PROPERTY, 2021
Why are ALTA surveys critical for commercial real estate transactions?
ALTA/NSPS surveys provide the documentation lenders and title companies need to evaluate risk, clear exceptions, and insure title. They reduce uncertainty about boundaries, easements, and encroachments—issues that can delay or derail a closing if left unresolved.
Frequently Asked Questions
What is the difference between an ALTA survey and a standard land survey?
An ALTA/NSPS survey follows a national set of minimum standards and includes specific certifications and Table A options requested by the client and lender. A typical local survey may not include the same level of detail or the certifications lenders and title companies require for commercial transactions.
How long does it typically take to complete an ALTA survey?
Timelines depend on property size, complexity, access, and local record availability. A straightforward site may be completed in days to a couple of weeks; more complex properties or those requiring extensive record research can take longer. Confirm schedule expectations with your surveyor up front.
Can I use an existing survey for my ALTA requirements?
Older surveys can be useful reference material, but lenders usually require a current ALTA/NSPS survey that meets the 2021 standards. A licensed surveyor can advise whether an update is possible or a new survey is necessary.
What are Table A items in an ALTA survey?
Table A items are optional elements the client and lender may select to appear on the survey. Examples include zoning information, building setback lines, or additional detail about improvements. Specifying Table A items customizes the survey to your transaction needs.
How can I ensure my ALTA survey meets lender requirements?
Work with a licensed surveyor experienced in ALTA/NSPS work and provide the lender’s requirements up front. Confirm the scope, requested Table A items, and the format the lender or title company expects. Clear communication at the start prevents later revisions.
What should I do if discrepancies are found in my ALTA survey?
Address discrepancies promptly with your surveyor and lender. Depending on the issue, you may need to research records, obtain corrected documentation, or coordinate with title counsel to resolve exceptions. Early, documented communication helps keep the transaction on track.
Conclusion
Clear, professionally prepared ALTA/NSPS surveys keep commercial transactions moving by documenting boundaries, encumbrances, and site conditions lenders and title companies rely on. If you’re preparing a loan or sale, consult a qualified surveyor early—provide existing records and lender requirements so you get an accurate scope and quote. When in doubt, reach out to a local ALTA/NSPS expert to guide the process and protect your timeline.
