ALTA/NSPS Land Title Surveys

A Higher Standard in Property Due Diligence

An ALTA/NSPS Land Title Survey is the gold standard in commercial real estate surveying, designed to help CRE legal advisors, investors, title companies, lenders, buyers, and other CRE professionals evaluate a property with confidence. Unlike basic boundary surveys, ALTA/NSPS surveys provide a clear and comprehensive view of a property’s boundaries, improvements, easements, and restrictions, giving you the insights you need before closing on a transaction.

CREtelligent delivers certified ALTA/NSPS surveys that meet the strictest industry requirements.

What is an ALTA/NSPS Survey?

An ALTA/NSPS survey is a detailed land map that combines elements of boundary, title, and location surveys to give the most complete picture of a property. It documents permanent improvements, utilities, easements, and other features that impact ownership and use. Because it is governed by the 2021 ALTA/NSPS Minimum Standard Detail Requirements, it is recognized as the highest standard of surveying in the U.S.—a critical tool for buyers, lenders, title agents, and developers. These standards are up for renewal in February 2026.

The ALTA/NSPS Standards

Every ALTA/NSPS survey follows the 2021 Minimum Standard Detail Requirements, jointly adopted by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These standards ensure consistency, accuracy, and reliability across every survey, giving all parties in a CRE transaction a trusted foundation for decision-making.

Why ALTA/NSPS Surveys Matter

When it comes to commercial transactions, assumptions are costly. Standard surveys often overlook critical details, such as encroachments, easements, and zoning restrictions, which could derail a deal or impact future use.

Surveyor Findings and Insights in an ALTA/NSPS Land Title Survey include:

  • Exact location of property corners and boundary lines
  • Location of improvements and above-ground, observable utilities, striped parking spaces, fences, and other significant observations
  • Location of recorded and observed easements, including exceptions to coverage identified in the Title Commitment
  • Findings regarding any potential improvements crossing over property boundary lines or over easement boundaries
  • Any access to the public right-of-way, or lack thereof
  • Zoning of the property and Setback Requirements as defined by the local municipality — often supported by Zoning Reports & Research to verify compliance and identify potential restrictions
  • Location of any water boundaries on the subject property
  • APN and Vesting Owner Name information for all adjoining parcels of land

Clients can also request Table A Optional Items to gain deeper insight into parking, underground utilities, topography, flood zones, and more.

Download Table A Items

When is an ALTA/NSPS Survey Needed?

ALTA/NSPS surveys are required for most commercial real estate purchases, refinances, and developments. Lenders and title insurers rely on them to confirm legal descriptions, verify boundaries, and identify risks such as encroachments or access issues. 

ALTA/NSPS Land Survey Requirements

ALTA and NSPS update their joint standards every 5–6 years to reflect evolving industry needs. The Standards are up for renewal in February 2026. The current 2021 ALTA/NSPS standards require:

  • (i) the on-site fieldwork required
  • (ii) the preparation of a plat or map showing the results of the fieldwork and its relationship to documents provided to or obtained by the surveyor
  • (iii) any information from Table A items requested by the client, and
  • (iv) unaltered certification
Download Product Information Sheet
Download Full Sample Report

Frequently Asked Questions

  • What makes an ALTA/NSPS survey different from a boundary survey?

    An ALTA/NSPS survey is more detailed than a boundary survey because it includes not only property boundaries but also improvements, easements, zoning, access rights, and optional Table A items.

  • Who typically requires an ALTA/NSPS survey?

    An ALTA/NSPS survey is typically required by lenders, title insurers, buyers, investors, CRE law firms,  and developers during commercial real estate transactions.

  • What are Table A Optional Items?

    Table A Optional Items are extra details a client may request in an ALTA/NSPS survey, such as flood zone classification, zoning requirements, parking counts, building dimensions, or underground utilities. These options enable surveys to be customized to fit the specific needs of a property or transaction. 

  • How often are ALTA/NSPS standards updated?

    ALTA/NSPS standards are updated every 5–6 years to reflect changes in the industry, with the most recent version going into effect on February 23, 2021. These updates ensure consistency, accuracy, and reliability across surveys. The Standards are up for renewal in February 2026

  • Does CREtelligent provide ALTA/NSPS surveys?

    Yes, CREtelligent provides ALTA/NSPS surveys nationwide, ensuring every survey meets national standards. Clients can also access and manage surveys alongside other due diligence services on the RADIUS platform.

Move Forward with Confidence

CREtelligent delivers comprehensive commercial real estate (CRE) data, analytics, and due diligence services nationwide. Founded in 2014, CREtelligent brings over a decade of experience and a trusted national network to support CRE professionals through its innovative RADIUS platform. 

On RADIUS, CRE professionals can search for properties, get instant risk insights and data, and manage due diligence faster and more easily, including environmental assessments, land surveys, zoning research, property condition assessments, and more.