Understanding ALTA/NSPS Surveys: What Attorneys, Developers & Brokers Should Know
In commercial real estate, precision and liability protection are everything. Whether you’re closing a complex land acquisition or securing financing for a new development, an ALTA/NSPS Land Title Survey provides the foundation of trust between buyers, sellers, lenders, and insurers.
At H&M Surveying, we work closely with real estate attorneys and commercial brokers throughout South Carolina and Georgia to provide ALTA-compliant surveys that meet national standards and lender expectations.
But what exactly makes an ALTA survey different from other types of surveys, and why is it so important for your transaction?
What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS survey is a highly detailed boundary and improvement survey performed in accordance with a standardized set of guidelines developed by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is specifically designed to meet the due diligence needs of commercial property transactions, particularly those involving:
- Title insurance
- Real estate investment trusts (REITs)
- Institutional lenders
- Large-scale developments or acquisitions
ALTA surveys provide a clear, standardized picture of a property’s legal boundaries, easements, access rights, improvements, and encroachments, as well as any Table A items requested by the client (such as zoning, flood zones, utilities, or topographic data).
Why Attorneys, Developers, and Brokers Rely on ALTA Surveys
1. Title Insurance Coordination
An ALTA survey supports the issuance of title insurance by identifying all exceptions and encumbrances noted in the title commitment.
2. Legal Risk Management
It reduces liability by revealing potential issues like overlapping easements, misaligned fences, unrecorded encroachments, and gaps in access or ownership.
3. Standardization Across Markets
Because ALTA/NSPS surveys follow national standards, they create consistency across state lines and between surveyors, especially important for multi-property transactions or national clients.
4. Customizable Due Diligence (Table A)
Attorneys can request specific “Table A” items, such as zoning setbacks, parking space counts, or flood zone designations, ensuring the survey aligns with legal review needs.
ALTA vs. Topographic Surveys: What’s the Difference?
Many professionals confuse ALTA surveys with engineering topographic surveys, but they serve very different purposes:
| Feature | ALTA/NSPS Survey | Topographic Survey |
| Purpose | Real estate due diligence, title review, legal use | Site design, grading, stormwater, and utility layout |
| Standards | Follows ALTA/NSPS national standards | No universal standard—engineer/project-specific |
| Includes boundary info? | Yes, always | Sometimes (if requested) |
| Includes elevation data? | Only if Table A Item 5 is selected | Yes, with detailed contours and terrain modeling |
| Used by | Attorneys, title companies, lenders | Civil engineers, architects, land developers |
In short:
- Use an ALTA survey when you’re buying, selling, or insuring commercial property.
- Use a topographic survey when you’re designing a project, grading land, or planning drainage.
At H&M Surveying, we regularly provide both types of surveys, often integrating elevation data into our ALTA deliverables when Table A requests call for it.
When to Order an ALTA/NSPS Survey
We recommend ordering an ALTA/NSPS survey early in the due diligence process, especially when:
- Your title company or lender requests one
- The property includes easements, joint-use agreements, or access rights
- The parcel has existing improvements like buildings, utilities, or shared parking
- You’re acquiring or refinancing commercial, industrial, or institutional real estate
Ordering early allows time to review legal exceptions, resolve discrepancies, and update any required Table A items, avoiding costly delays at closing.
Contact H&M Surveying today to get a quote on your ALTA/ NSPS survey.
How H&M Surveying Supports Your Transaction
We coordinate directly with attorneys, title companies, lenders, and developers to:
- Review the title commitment
- Clarify Table A item requests
- Deliver accurate, fully certified ALTA/NSPS surveys on time and in the format you need
With offices in Greenville, SC, Charleston, SC, and Augusta, GA, and experience with both local and multi-state transactions, our team helps you meet regulatory requirements while minimizing legal risk.
Need an ALTA Survey or Have Questions?
We’re here to help. Whether you’re managing a commercial purchase, refinancing, or development project, H&M Surveying is your trusted partner for accurate, professional ALTA/NSPS surveys.
Call: Upstate: (864) 363-6584 | Lowcountry: (843) 277-0397 | CSRA: (706) 955-2252
Email: quotes@hmsurveying.com
Request an ALTA/ NSPS Survey Online: Get a Quote
Frequently Asked Questions
A: It confirms boundary, improvements, easements, and encroachments against the title commitment so the lender and insurer can quantify risk.
A: Optional scope items (e.g., address, flood zone, utilities, topography, zoning info) that customize the survey for your project and insurer.
A: Timeline depends on parcel size, access, records research, and Table A items; typical ranges are 2–6 weeks once we have the title commitment.
A: Current title commitment (with Schedules A & B-II), prior plats, site plans, and any recorded easements or agreements.
A: It includes additional title/insurance elements and optional Table A items needed for commercial closings and lender underwriting.
