The hook
ALTA / NSPS land title surveys are the premium commercial real-estate deliverable. Title company demands them; lender requires them; closing depends on them. Surveyor is the technical authority on the parcel\'s physical truth.
- 1Receive title commitmentTitle company provides commitment with Schedule A (parcel) + Schedule B (encumbrances). Surveyor reviews every Schedule B item.
- 2Confirm Table A scope with clientClient elects which optional Table A items to include. Get this in writing — Table A items 11 (utilities) + 13 (zoning) significantly affect scope and fee.
- 3Records researchPull subject deed + plat + adjoiner deeds + prior surveys. Plot every Schedule B easement with dimensions.
- 4Field surveyBoundary measurement, improvements, encroachments, visible utilities, contours if Table A 4 selected.
- 5Reconciliation + draftingReconcile field with records. Plot all Schedule B encumbrances. Draft to ALTA-conforming layout.
- 6Certification + deliverySign and seal. Certify to title company, lender, buyer per ALTA wording. Deliver paper + electronic.
Memorize these
Concepts that show up on the exam
Schedule B addressed
Every Schedule B encumbrance must be: plotted (if location-bound), noted (if not visible), or labeled "not a survey matter" (if purely financial). Cannot leave any unaddressed.
Encroachments shown
Any improvement crossing a property line in or out, plus boundary discrepancies with prior surveys. Required regardless of which Table A items are selected.
Relative positional precision
2 cm + 50 ppm of the longest line on the survey. Documented in the report. Required by the standard.
Certification wording
Standard prescribes specific language. Add or remove names of certified parties; do NOT alter the wording.
Test yourself
How well did it stick?
A quick 5-question check on ALTA / NSPS Land Title Surveys. See where you stand and what to review.