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ALTA/NSPS Land Title Surveys
The Certified Survey Standard Required by Lenders, Attorneys, and Title Companies for Commercial Real Estate Transactions
ALTA/NSPS Land Title Surveys in in Florida
Professional Land Title Surveys for Commercial Properties
An ALTA/NSPS Land Title Survey is a detailed boundary and property survey used in commercial real estate transactions to support title insurance, lending requirements, and due diligence. These surveys go beyond standard boundary work by documenting easements, encroachments, rights-of-way, improvements, and other conditions that may affect ownership rights or future development potential. They are prepared to nationally recognized standards established by the American Land Title Association and the National Society of Professional Surveyors.
At Aerial Metrology & Inspection, we enhance this process by incorporating advanced LiDAR data collection alongside traditional field methods to capture precise existing conditions and improve overall site clarity. This combination allows us to identify conflicts between recorded documents and real-world conditions with a high level of accuracy, helping lenders, title companies, and buyers understand exactly what exists on the property before closing.
What's Included
Land Title Survey Data Collection and Reporting Standards
Our ALTA/NSPS Land Title Surveys provide the detailed property information required for commercial real estate transactions, title review, and lender due diligence. Each survey is prepared in accordance with current ALTA/NSPS standards and tailored to meet the specific requirements of the project, ensuring all critical site and legal features are clearly documented prior to closing.
Deliverables & Data Collection
- ALTA/NSPS compliant survey drawing
- Boundary and property line mapping
- Easements, rights-of-way, and encumbrance depiction
- Improvements and structure location
- Encroachment identification
- Table A item documentation
- CAD-ready files and digital survey data
- Field-measured boundary verification
- Site feature and improvement location
- LiDAR-supported existing conditions capture
- Review of recorded plats, deeds, and title commitments
- Utility and access feature identification
- Quality control and survey certification verification
Applications & Use
ALTA/NSPS Survey Uses in Development & Acquisition
ALTA/NSPS Land Title Surveys are a critical component of commercial real estate due diligence, providing a detailed and standardized view of property conditions prior to closing. These surveys document boundaries, easements, rights-of-way, improvements, and potential encroachments in accordance with nationally recognized standards. The information is used to verify legal access, identify development constraints, and support underwriting decisions by clearly showing how recorded title documents align with actual field conditions.
Who We Serve
- Commercial real estate developers
- Title companies and underwriters
- Lending institutions and banks
- Attorneys handling real estate transactions
- Architects and design professionals
The Value of ALTA/NSPS Survey Data
Reliable Documentation for Commercial Real Estate Decisions
An ALTA/NSPS Land Title Survey provides the level of detail required to evaluate a property with confidence before acquisition or financing. By combining field-verified boundary data with a thorough review of recorded easements, rights-of-way, improvements, and encroachments, the survey establishes a clear picture of how the property exists on the ground compared to how it is described in legal records. This alignment between title information and physical conditions is essential for reducing uncertainty in commercial transactions and supporting informed underwriting decisions.
- Reduce transactional risk by identifying encroachments, easements, and boundary discrepancies prior to closing
- Improve due diligence efficiency by consolidating field data, record research, and Table A requirements into a single coordinated deliverable
- Support confident decision-making with consistent, survey-grade documentation used by lenders, title companies, and acquisition teams throughout the transaction process
Common Questions
What to Expect From Your Project
Lenders typically request specific Table A items to support underwriting and risk evaluation, such as flood zone designation, zoning classification, building area calculations, parking counts, and utility access. These requirements vary by transaction but are often necessary to satisfy lender guidelines and title insurance standards.
Unlike a basic boundary survey, an ALTA/NSPS survey follows a nationally standardized format with detailed reporting requirements. It incorporates boundary verification along with extensive record research to identify easements, encumbrances, rights-of-way, and site improvements, making it suitable for commercial transactions, title review, and lender due diligence.
An ALTA survey should be initiated early in the due diligence phase of a transaction. This allows sufficient time for review by lenders, attorneys, and title companies, as well as the opportunity to resolve discrepancies or request additional information before closing deadlines.
Title companies use ALTA surveys to confirm the relationship between recorded title documents and actual field conditions. The verified information on boundaries, improvements, easements, and encroachments allows them to properly assess risk and determine any exceptions or conditions within the title insurance policy.
If an issue is discovered, it typically becomes part of the negotiation and due diligence process. Depending on severity, parties may renegotiate terms, require corrective action, obtain legal review, or adjust the transaction structure. In some cases, unresolved issues may impact the buyer’s decision to proceed with closing.
Based in Jacksonville, Serving FL & AL
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Have a project that needs reliable surveying, LiDAR, or reality capture deliverables? Contact Aerial Metrology & Inspection to discuss your scope, timeline, and project requirements.