Navigating the complexities of land surveying can often feel like piecing together a jigsaw puzzle. For land surveyors, especially those working on commercial real estate transactions, understanding the intricacies of an American Land Title Association (ALTA) Land Title Survey is essential.
This blog provides licensed surveyors and aspiring professionals with a structured understanding of ALTA Land Title Surveys. It’ll go over what an ALTA survey is, why it’s critical, and how it differs from other types of surveys as well as the process of conducting an ALTA survey, challenges surveyors face, and opportunities for expertise in this growing area.
What is an ALTA Land Title Survey?
An ALTA Land Title Survey is a specialized type of boundary survey that adheres to strict standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These surveys provide a detailed view of boundary lines, property features, and encumbrances while identifying potential legal issues tied to the land.
Purpose of ALTA Surveys
The main objective is to ensure that a property’s ownership details, boundary lines, and physical conditions align with a title company’s records. ALTA surveys are most commonly used in commercial real estate transactions, providing professional-level accuracy and transparency.
These surveys often include:
- Boundary lines to confirm ownership perimeters.
- Easements and encroachments that could affect the use of the land.
- Improvements such as buildings, fences, and utilities.
- Zoning classification to ensure compliance with local ordinances.
Why Are ALTA Land Title Surveys Conducted?
ALTA Land Title Surveys are an indispensable part of commercial real estate transactions. They help stakeholders, including landowners, title insurers, and lenders, make informed decisions.
Here’s why they matter:
Ensure Title Accuracy
The survey confirms whether the property’s physical layout matches its legal description. This ensures the title insurer can issue title insurance without potential disputes over boundary discrepancies.
Identify Legal Risks
By highlighting easements, encroachments, or zoning violations, ALTA surveys help avoid costly legal issues down the road. For example, they can identify whether a neighboring structure encroaches on the property or if a building violates setback requirements.
Aid in Transactional Transparency
Real estate transactions involving high-value properties require confidence and precision. ALTA surveys provide stakeholders with a comprehensive snapshot, confirming that there are no unwelcome surprises.
Who Conducts ALTA Land Title Surveys?
Licensed Professional Surveyors
Only licensed land surveyors are qualified to perform ALTA Land Title Surveys. This is because the process requires specialized expertise, a deep understanding of ALTA/NSPS standards, and certification of the final survey.
Compliance Requires Precision
Surveyors must carefully meet the Minimum Standards for ALTA/NSPS Land Title Surveys. These are detailed requirements that ensure consistent quality across the United States. Tasks often involve collaborating with title insurers, attorneys, and lenders to verify every aspect of the land’s description and use.
How ALTA Land Title Surveys Differ from Traditional Land Surveys
While some may confuse ALTA Land Title Surveys with other types of surveys, they are significantly more comprehensive. Here’s how they compare to other survey types frequently used in commercial real estate transactions:
Boundary Surveys
- Focus: Establishes property boundary lines.
- Detail: Less detailed than ALTA surveys, often omitting improvements or encumbrances.
Topographic Surveys
- Focus: Maps physical features like elevation, drainage, and vegetation.
- Detail: Primarily used for design and construction.
Mortgage Surveys
- Focus: Confirms property boundaries for loan purposes.
- Detail: Basic boundary information; lacks easements or encroachments details.
ALTA Surveys
- Focus: Combines elements of boundary, improvement, and encumbrance surveys.
- Detail: The “Cadillac of surveys,” offering the highest level of accuracy and detail.
Another unique feature of ALTA surveys is the inclusion of optional Table A items, which offer additional customization based on client requirements. These items range from utility locations to topographic data, providing flexibility tailored to specific project needs.
The Process of Conducting an ALTA Land Title Survey
Surveyors follow a meticulous process to produce an ALTA survey. This ensures compliance with legal standards and accuracy for stakeholders.
Here’s a breakdown of the steps involved:
1. Initial Research
Surveyors begin by reviewing:
- Deeds and title reports.
- Easements, rights-of-way, and encumbrances.
- Relevant zoning ordinances.
2. Fieldwork
On-site, surveyors collect measurements and document existing conditions. This includes marking boundary lines, mapping improvements, and identifying potential encroachments.
3. Creating the Survey Map
Using collected data, the surveyor prepares a detailed certified survey map that includes:
- Property boundaries and dimensions.
- Easements and encroachments.
- Existing structures and improvements.
4. Collaboration With Title Companies
The final step involves working with title insurers and attorneys to review and certify the survey.
Surveyors must address any concerns raised by the client or other stakeholders before finalizing the document.
Challenges and Considerations in ALTA Surveys
Conducting an ALTA Land Title Survey is not without its challenges. Below are some common issues that surveyors encounter:
Common Challenges
- Incomplete Records: Missing or outdated property records can complicate boundary determinations.
- Access Restrictions: Gaining access to certain areas of the land may require negotiation or legal permission.
Legal Implications
Accuracy is paramount. Errors or omissions in an ALTA survey can lead to legal disputes, including boundary disagreements or title defects.
Best Practices
- Regular Training: Surveyors should stay updated on ALTA/NSPS standards through continuing education.
- Thorough Preparation: Diligent research ensures the survey aligns with the latest legal and zoning requirements.
- Transparent Communication: Regular updates to clients and stakeholders minimize confusion.
Why ALTA Surveys Matter for Land Surveyors
For land surveyors, ALTA Land Title Surveys represent a professional opportunity:
Growing Demand
With the rise in commercial real estate transactions, the need for ALTA surveys is higher than ever. Surveyors with expertise in this area are in high demand.
Continuing Education
Maintaining a competitive edge requires staying current on ALTA/NSPS standards. Courses like The History of ALTA/NSPS Land Title Survey provide valuable insights and certifications.
Building Credibility
Conducting accurate and detailed ALTA surveys enhances your reputation as a trusted professional, opening the door to more high-value projects.
Final Thoughts
ALTA Land Title Surveys aren’t just a technical task; they’re foundational to ensuring smooth and legally secure commercial real estate transactions. For licensed land surveyors and aspiring professionals, mastering ALTA standards isn’t just advantageous—it’s essential.
The demand for ALTA surveys will continue to grow as commercial real estate evolves. Staying ahead means deepening your expertise and keeping your certifications current.
Start today by exploring McKissock Learning’s land surveyor continuing education courses that focus on ALTA/NSPS standards as well as the many other available options.
