What does an ALTA survey include for a Utah commercial property? An ALTA/NSPS Land Title Survey combines boundary work, title-document review, field observations, and a certified map. Its scope can include boundaries, easements, rights-of-way, improvements, access, occupation evidence, and optional Table A items.
Quick answer: An ALTA survey gives buyers, lenders, title insurers, and development teams standardized property information for transaction and title-related decisions. Coordinate its exact content before fieldwork begins.
The Purpose of an ALTA/NSPS Survey
ALTA/NSPS Land Title Survey Standards establish minimum requirements for commercial transactions where the client, title professional, lender, and surveyor need consistent information. They address boundaries, easements, encroachments, and access concerns.
The 2026 ALTA/NSPS Standards took effect on February 23, 2026 and emphasize a defined survey request and coordination among the parties. A commercial purchase, Salt Lake City redevelopment site, and multi-parcel financing transaction may require different certifications, deliverables, or Table A items.
Core Elements of an ALTA Survey
Boundary Lines and Property Corners
An ALTA/NSPS survey is a boundary survey. The surveyor evaluates appropriate evidence to establish or retrace the boundary and depicts it on the final map. For a commercial team, this informs building placement, access, parking, setbacks, and future improvements.
In Salt Lake City commercial areas and Wasatch Front development corridors, paving, fences, drives, structures, and utility features may be close to the line. That can affect transaction and design decisions.
Easements, Rights-of-Way, and Access
The current title commitment identifies the legal description and recorded matters that may affect the property. The surveyor reviews available title evidence and field observations, then shows applicable items on the map as required by the standards and agreed scope.
Easements and rights-of-way can affect buildings, parking, utilities, signage, landscaping, drainage, and access. The survey supports the reviews of legal, title, lending, and design professionals; it does not replace them.
Improvements and Visible Site Conditions
An ALTA survey can show observable improvements in relation to the boundary and may address relevant evidence of possession or occupation. This helps the team evaluate structures, fences, drives, loading areas, paving, and other visible features against the surveyed property limits.
A Certified Plat or Map
The deliverable is typically a plat or map containing the agreed information, notes, certification, and required elements. Resolve certification language early, as a buyer, lender, or title company may need to be named.
Discuss electronic deliverables early as well. A signed PDF may support closing, while the engineer may need coordinate information or a CAD file.
What Are Table A Items?
Table A is a menu of optional items that expands an ALTA/NSPS survey when requested by the client and agreed to by the surveyor. Select items for the actual transaction or development need, not by default.
Examples can involve addresses, parking, utility locations, flood-zone classification, building dimensions, zoning-related information, or other project-specific items. Some require third-party information.
| Scope component | Why it matters to a commercial team |
| Boundary and corners | Establishes the surveyed limits of the property |
| Title evidence and easements | Supports review of recorded rights and encumbrances |
| Improvements and visible occupation | Relates site features to the surveyed boundary |
| Access and rights-of-way | Helps evaluate movement to and from the site |
| Selected Table A items | Tailors the work to lending, title, or development needs |
| Certification and file format | Ensures the planned users can rely on the deliverable |
Why the Title Commitment Matters
The title commitment is essential because it identifies the legal description and Schedule B recorded items. Provide the current commitment and referenced documents early.
The surveyor also needs the address and parcel information, transaction purpose, prior surveys, delivery date, site access, certifications, and lender or title-company instructions.
Before fieldwork, confirm:
•The current title commitment and referenced documents.
•Certification parties, Table A items, and desired file formats.
•Site access, contacts, and transaction deadlines.
How Does an ALTA Survey Differ From Other Survey Work?
An ALTA survey can begin a broader commercial surveying plan but does not provide every design or construction deliverable.
| Survey service | Primary role | Typical project stage |
| ALTA/NSPS Land Title Survey | Supports commercial due diligence, title review, boundary, access, easement, and certification needs | Acquisition, financing, or early redevelopment |
| Topographic survey | Maps grades, elevations, terrain, and existing features for engineering | Design and entitlement |
| Construction staking or layout | Transfers approved points, lines, and elevations to the field | Construction |
| As-built survey | Documents selected improvements as constructed | Closeout or verification |
A Utah commercial developer may start with an ALTA survey for acquisition, add topographic work for civil design, then need construction layout and as-built documentation. Cook Surveying’s commercial land-surveying and geomatics services support this progression from acquisition through construction.
Frequently Asked Questions
Does an ALTA survey include topography?
Not automatically. Topographic detail may be requested, but a separate survey is often appropriate for civil design.
Will an ALTA survey show utility lines?
Scope and available evidence determine what utility information can be shown. Discuss the need early.
Can a previous survey be reused?
A prior survey can be useful background, but a new title commitment, lender, site condition, or current standard may require updated or new work.
Confirm the Scope Before Fieldwork Begins
So, what does an ALTA survey include for a Utah commercial property? It is a standards-based evaluation of the boundary and survey-related title conditions shaped by the title documents and transaction needs. Confirm Table A selections, certification parties, title evidence, and files early.
Cook Surveying & Associates supports developers, builders, utilities, public agencies, and commercial property teams from Salt Lake City. Call (801) 364-4051 or email contact@cook-surveying.com to discuss an ALTA/NSPS scope.
References
[1] American Land Title Association — ALTA/NSPS Land Title Survey Standards
[2] National Society of Professional Surveyors — 2026 ALTA/NSPS Standards
