What is a ALTA Survey?

To a surveyor, an "ALTA" survey (which used to be referred to as a "Title Insurance" survey) is a particular designation that differs from the run-of-the-mill survey request.

Most ordinary property surveys are "boundary retracements." Ordinarily, these surveys are concerned only with the re-establishment, in the field, of the record property lines. They usually include a plat (drawing) to show the property, corner markers, and a description.
An ALTA survey encompasses all of those things and quite a bit more. ALTA surveys follow specifications established by the American Land Title Association (ALTA) and the American Congress of Surveying and Mapping (ACSM), whose Survey Requirements specify that:

"For a survey of real property and the plat or map of the survey to be acceptable to a title insurance company for purposes of insuring title to said real property free and clear of survey matters (except those matters disclosed by the survey and indicated on the plat or map), certain specific and pertinent information shall be presented for the distinct and clear understanding between the client (insured), the title insurance company (insurer) and the surveyor (the person professionally responsible for the survey)."

In other words, in addition to merely locating or marking the property lines, the ALTA survey generates a great deal of additional information that may help to determine the value of the property, and identify issues that may affect the title to the property, encumbrances that may affect the value of the property, and other important matters.

ALTA surveys can include data about zoning, ground elevations, building and improvement dimensions, parking areas, utilities, occupancy, and more. In addition to the standard information shown on a typical property survey, an ALTA survey will, in a nutshell, show:

· The property lines and corners, and any encroachments onto the subject property and/or vice versa;
· All means of access to the property (driveways, etc.);
· Any ponds, lakes, rivers, creeks, streams, etc.;
· All physical improvements both on, and immediately adjacent to, the subject property; and,
· All easements and/or rights-of-way on, or across the subject property.

Generally speaking, ALTA surveys are performed for commercial or industrial properties and may be required by lenders, title companies, or attorneys. They are intended for your protection to make you aware of any possible encroachments or problems with the physical improvements both on, and adjacent to, your property.