If you are buying or developing commercial property, you may hear the term ALTA survey and wonder what it actually means. Many property owners ask: what is an ALTA/NSPS land title survey, and when is it required?
An ALTA/NSPS land title survey provides a detailed look at a property’s boundaries, improvements, and legal features. Because lenders and title companies rely on this information, ALTA surveys play a critical role in many real estate transactions.
What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS land title survey is a specialized survey prepared to national standards. These standards are set jointly by the American Land Title Association and the National Society of Professional Surveyors.
Unlike a basic boundary survey, an ALTA survey includes:
- Property boundaries
- Easements and rights of way
- Improvements such as buildings and parking areas
- Access points and utilities
- Evidence of encroachments
Because of this level of detail, ALTA surveys are commonly used for commercial properties rather than residential homes.
National standards for these surveys are maintained by professional organizations such as the American Congress on Surveying and Mapping, which provides industry guidance at https://www.acsm.net.
Why ALTA Surveys Are Used in Commercial Transactions
Lenders and title companies want to reduce risk. An ALTA survey gives them confidence that the property matches the legal description and does not contain hidden issues.
As a result, ALTA surveys often become required when:
- Purchasing commercial property
- Refinancing commercial loans
- Developing or redeveloping land
- Issuing title insurance
Because these transactions involve larger investments, detailed documentation matters.
How ALTA Surveys Differ From Boundary Surveys
A boundary survey focuses mainly on property lines and corner markers. In contrast, an ALTA survey provides a much broader picture of the property.
For example, an ALTA survey may identify:
- Utility easements crossing the property
- Shared access drives
- Encroachments from neighboring structures
This extra detail helps property owners understand restrictions that may affect future use.
Who Typically Requires an ALTA Survey?
Although homeowners rarely need ALTA surveys, many professionals rely on them.
These include:
- Banks and lenders
- Title insurance companies
- Commercial buyers and sellers
- Developers and investors
In many cases, the lender or title company specifies ALTA requirements before closing.
Are ALTA Surveys Required by Law in Utah?
Utah law does not require ALTA surveys for every transaction. However, lenders and title companies frequently require them as a condition of financing or insurance.
Surveyors performing ALTA surveys in Utah must hold proper licensing through the Utah Division of Professional Licensing, which oversees professional standards at https://dopl.utah.gov.
How Long Does an ALTA Survey Take?
ALTA surveys typically take longer than residential surveys because of research requirements and fieldwork.
Most ALTA surveys take:
- Several weeks to complete
- Additional time if complex easements or large parcels exist
Planning early helps prevent closing delays.
Frequently Asked Questions About ALTA/NSPS Surveys
Are ALTA surveys only for commercial properties?
Most ALTA surveys involve commercial land, but some large residential developments may require them.
Do ALTA surveys include topographic information?
They can, depending on project requirements and lender requests.
Can an old ALTA survey be reused?
Sometimes. However, many lenders require a current survey.
Are ALTA surveys expensive?
They cost more than basic surveys due to their detailed scope.
Who pays for the ALTA survey?
Typically the buyer, unless negotiated otherwise.
Conclusion: Understanding ALTA/NSPS Land Title Surveys
ALTA/NSPS land title surveys provide detailed, reliable information for commercial property transactions. They help lenders, buyers, and title companies identify risks before closing.
Understanding when an ALTA survey is needed allows property owners to plan ahead and avoid delays.
