It is now generally required that an ALTA survey be provided on commercial real estate involved in a transaction. Just what is an ALTA survey?

An 'ALTA survey' is a land survey that meets the specifications set forth in the ALTA/ACSM Land Title Survey Specifications. ALTA is the American Land Title Association, and ACSM is the American Congress on Surveying and Mapping. While some may recognize an ALTA survey as being more detailed, or others might believe that it is something like the 'Cadillac' of surveys, it is really just a survey that meets certain requirements. These misunderstandings may arise because the specifications are several pages long, and contain several different sections.

In the body of the specifications, there is outlined a set of 'base' specifications that all such surveys must meet. This is followed by a lengthy Table A, which sets forth Optional Items that may also be required.

The optional items should be worked out between the surveyor and the client. One cannot simply specify all of the optional items, as they all do not apply to all situations.

While the ALTA requirements are quite comprehensive, there may be other requirements that dictate the inclusion of certain optional items that the client is not concerned with. One such example would be Item 1, which refers to the setting of monuments at property corners. While this may not be important to all of the parties to a transaction, state laws may very well require them to be set.

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The form below is provided for your convenience, in preparation for an ALTA/ACSM LAND TITLE SURVEY. As always, any information that is furnished to us through this web site is kept strictly confidential. It is used solely for internal purposes and is not sold or disseminated to any third party.
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TABLE A: OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS: View Printable Version of Table A (PDF - 24Kb)
NOTE: The items of this form must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the description of these items, e.g., in reference to Item 6, there may be a need for an interpretation of a restriction. The surveyor cannot make a certification on the basis of an interpretation or opinion of another party. Items 16, 17 and 18 are only for use on projects for the U.S. Department of Housing and Urban Development (HUD). If checked, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY, except as otherwise negotiated:
Please check all that apply:
1). Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by an existing monument or witness to the corner. 2). Vicinity map showing the property surveyed in reference to nearby highway(s) or major street intersection(s). 3). Flood zone designation (with proper annotation based on federal Flood Insurance Rate Maps or the state or local equivalent, by scaled map location and graphic plotting only.) 4). Gross land area (and other areas if specified by the client). 5). Contours and the datum of the elevations. 6). List setback, height, and floor space area restrictions disclosed by applicable zoning or building codes (beyond those required under paragraph 5d of these standards). If none, so state. The source of such information must be disclosed. See “Note” above. 7). (a) Exterior dimensions of all buildings at ground level     (b) Square footage of:     (1) exterior footprint of all buildings at ground level     (2) gross floor area of all buildings; or     (3) other areas to be defined by the client   (c) Measured height of all buildings above grade at a defined location. If no defined location is provided, the point of measurement shall be shown. 8). Substantial, visible improvements (in addition to buildings) such as billboards, signs, parking structures, swimming pools, etc. 9). Parking areas and, if striped, the striping and the type (e.g. handicapped, motorcycle, regular, etc.) and number of parking spaces. 10). Indication of access to a public way on land such as curb cuts and driveways, and to and from waters adjoining the surveyed tract, such as boat slips, launches, piers and docks.. 11).   Location of utilities (representative examples of which are shown below) existing on or serving the surveyed property as determined by:   (a) Observed evidence   (b) Observed evidence together with evidence from plans obtained from utility companies or provided by client, and markings by utility companies and other appropriate sources (with reference as to the source of information) railroad tracks and sidings; manholes, catch basins, valve vaults or other surface indications of subterranean uses; wires and cables (including their function, if readily identifiable) crossing the surveyed premises, all poles on or within ten feet of the surveyed premises, and the dimensions of all cross members or overhangs affecting the surveyed premises; and utility company installations on the surveyed premises. 12). Governmental Agency survey-related requirements as specified by the client. 13). Names of adjoining owners of platted lands. 14). The distance to the nearest intersecting street as designated by the client 15). Rectified orthophotography, photogrammetric mapping, laser scanning and other similar products, tools or technologies may be utilized as the basis for the location of certain features (excluding boundaries) where ground measurements are not otherwise necessary to locate those features to an appropriate and acceptable accuracy relative to a nearby boundary. The surveyor shall (a) discuss the ramifications of such methodologies (e.g. the potential accuracy and completeness of the data gathered thereby) with the title company, lender and client prior to the performance of the survey and, (b) place a note on the face of the survey explaining the source, date, relative accuracy and other relevant qualifications of any such data. 16). Observable evidence of earth moving work, building construction or building additions within recent months. 17). Any changes in street right of way lines either completed or proposed, and available from the controlling jurisdiction. Observable evidence of recent street or sidewalk construction or repairs. 18). Observable evidence of site use as a solid waste dump, sump or sanitary landfill.
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