ALTA / NSPS Land Title Surveys
Detailed property surveys for commercial real estate transactions, development, and due diligence.
Independent Land Surveying provides ALTA/NSPS Land Title Surveys for property owners, lenders, attorneys, developers, and other professionals who need detailed information about a property’s boundaries, improvements, easements, and other matters affecting the land.
Know What You’re Buying. Build With Confidence.
An ALTA land survey provides a detailed examination of a property’s boundaries and physical features to support commercial real estate transactions and property due diligence.
Unlike a basic boundary survey, an ALTA/NSPS survey is designed to provide a more comprehensive level of information about the property and its relationship to recorded documents, improvements, easements, rights-of-way, and other matters that may affect the use or ownership of the property.
For buyers, lenders, attorneys, developers, and other professionals involved in a commercial property transaction, accurate survey information can help identify potential issues before a transaction moves forward.
When Do You Need an ALTA / NSPS Survey?
ALTA/NSPS surveys are commonly requested when a property is being purchased, financed, developed, or evaluated as part of a commercial real estate transaction.
Commercial Property Purchases
An ALTA/NSPS survey can provide detailed information about a property before completing a commercial real estate purchase.
Commercial Development
Developers can use survey information to better understand existing property conditions, boundaries, easements, rights-of-way, and improvements.
Lender Requirements
Lenders and title companies may require an ALTA/NSPS survey as part of the financing or title review process.
Title Review
The survey can be used in conjunction with title information to identify matters affecting the property that may need further review.
Property Due Diligence
An ALTA/NSPS survey provides important information that can help buyers and their professional advisors evaluate a property before closing.
Refinancing
An updated or new survey may be required when refinancing certain commercial properties.
What Does an ALTA / NSPS Survey Show?
An ALTA/NSPS Land Title Survey is designed to provide detailed information about the property and the features located on or affecting the land.
Depending on the project requirements and the applicable survey standards, an ALTA/NSPS survey may address:
- Property boundaries
- Monuments and boundary evidence
- Buildings and other improvements
- Parking areas and paved surfaces
- Access and rights-of-way
- Easements
- Utility information
- Fences and walls
- Encroachments
- Significant site features
- Visible evidence of use by others
- Recorded matters affecting the property
- Flood zone information where applicable
- Zoning information and other optional survey items when requested
The specific scope of an ALTA/NSPS survey is determined by the applicable ALTA/NSPS requirements, title commitment, client requirements, and requested Table A items.
Our ALTA / NSPS Survey Process
Understand the Property and Transaction
We begin by understanding the property, the purpose of the survey, and the requirements of the buyer, lender, attorney, title company, or other project professional.
02 — Review Available Documents
Available title information, legal descriptions, plats, easements, prior surveys, and other relevant documents are reviewed as appropriate to the project.
03 — Perform the Field Survey
Our survey team conducts fieldwork to locate property evidence, improvements, visible features, and other information required for the survey.
04 — Research and Analyze
Survey information is evaluated in relation to available property records and other relevant documentation.
05 — Prepare the Survey
The information is compiled into the appropriate ALTA/NSPS survey format and prepared according to the requirements of the project.
06 — Deliver the Completed Survey
The completed survey is provided to the client and appropriate project professionals for use in the transaction, financing, title review, development, or due-diligence process.
More Information Before You Move Forward
Commercial property transactions can involve significant investments. Understanding the physical characteristics and recorded matters affecting a property before closing can help identify issues that may otherwise become more difficult or expensive to address later.
An ALTA/NSPS Land Title Survey can provide the detailed property information needed by the professionals involved in the transaction.
Detailed Property Information
Understand the boundaries, improvements, access, easements, and other significant features associated with the property.
Support for Due Diligence
Provide buyers, lenders, attorneys, developers, and title professionals with reliable survey information for their review.
Identify Potential Issues
Survey information can help identify apparent encroachments, access concerns, easements, or other conditions that may warrant additional investigation.
Support Commercial Development
A detailed survey can provide valuable existing-condition information during planning and development of commercial property.
Before You Close, Know the Property.
Frequently Asked Questions About ALTA / NSPS Surveys
An ALTA/NSPS Land Title Survey is a detailed land survey commonly used in commercial real estate transactions. It provides information about property boundaries, improvements, easements, rights-of-way, and other matters affecting the property.
ALTA/NSPS surveys may be requested by property buyers, sellers, lenders, title companies, attorneys, developers, and other professionals involved in a commercial real estate transaction.
No. While an ALTA/NSPS survey addresses property boundaries, it is generally more comprehensive and is specifically designed around the needs of commercial real estate transactions and title-related due diligence.
Yes. An ALTA/NSPS survey can depict easements and other matters affecting the property based on the available title information and survey requirements.
Yes. Improvements and other significant physical features of the property are among the items addressed by an ALTA/NSPS survey.
Table A contains optional survey items that can be requested as part of an ALTA/NSPS survey. The specific items required depend on the needs of the client, lender, title company, or other parties involved in the transaction
The cost varies depending on the size and complexity of the property, the amount of research required, existing conditions, title information, requested Table A items, and other project requirements.
The schedule depends on the property and the scope of work. Properties with complex title information, extensive improvements, or additional survey requirements may require more time.
ALTA/NSPS surveys are primarily associated with commercial real estate transactions. A standard boundary, lot, or other type of residential survey may be more appropriate depending on the property and transaction requirements.
If an ALTA/NSPS survey is required by the lender, title company, or other party to the transaction, it should be coordinated early enough to allow time for fieldwork, research, preparation, and review before closing.