What Is an ALTA Survey?

ALTA Surveys Explained

An ALTA survey is a comprehensive land title survey that meets the standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These surveys go well beyond a standard boundary survey and are designed to give lenders, title companies, and buyers a complete picture of a property's physical and legal characteristics.

The current ALTA/NSPS standards were adopted in 2021 and apply nationwide, meaning an ALTA survey prepared in Cedartown, GA follows the same rigorous criteria as one prepared in New York or California. This consistency is one of the reasons lenders prefer them for commercial transactions.

What an ALTA Survey Includes

Every ALTA survey must show certain minimum elements defined by the standards:

• Boundary lines with bearings and distances
• Improvements -- all buildings, structures, and paved areas on the property
• Easements -- both recorded easements from the title commitment and visible evidence of use by others
• Rights-of-way for adjacent roads and access
• Encroachments -- any structures or improvements that cross property lines in either direction
• Setback lines from zoning and local ordinances
• Flood zone classification based on FEMA maps

Table A Optional Items

Beyond the minimum requirements, the ALTA standards include a "Table A" list of optional items that the client, lender, or title company can request. Common Table A items include:

• Item 1 -- Monuments placed or found at all property corners
• Item 6(b) -- Zoning classification and setback requirements
• Item 8 -- Substantial features observed within 5 feet of each side of the boundary
• Item 11 -- Location of utilities (water, sewer, gas, electric) on or serving the property
• Item 16 -- Evidence of earth-moving work, building construction, or substantial improvements under way
• Item 19 -- Professional certification to additional parties

The specific Table A items requested directly affect the scope of work and the cost of the survey. At S&S Land Surveying, we review the title commitment and lender requirements with you before fieldwork begins so there are no surprises.

When Do Lenders Require an ALTA Survey?

ALTA surveys are most commonly required during commercial real estate purchases when the buyer is obtaining financing. The lender wants detailed survey information to protect their investment, and the title company needs the survey to issue a lender's title insurance policy without standard survey exceptions.

You may also need an ALTA survey for:

• Purchasing vacant commercial land
• Refinancing a commercial property
• Large residential purchases where the title company requests one
• Any transaction where the title insurer requires survey coverage

ALTA Survey vs. Boundary Survey

A standard boundary survey identifies your property lines and corners. An ALTA survey does the same, but it also locates all improvements, identifies easements from the title commitment, shows encroachments, and meets a nationally recognized standard format that lenders accept.

For most homeowners buying or selling a residential property, a boundary survey is sufficient. For commercial transactions, development projects, or any situation where a lender or title company requires it, an ALTA survey is the standard.

ALTA surveys in Georgia typically cost between $1,500 and $3,000, depending on property size and the number of Table A items requested. The timeline is usually 2 to 4 weeks from scheduling to delivery.

Need an ALTA survey in Georgia? Call S&S Land Surveying at 678-873-3119 or request a free estimate online.