FAQ

  • What is the purpose of an ALTA Survey?

    ALTA surveys ensure consistency between surveyors and title insurers, adhering to standards first established in 1962 and updated every 4-5 years (current version: 2021).

    They compare measured boundaries with legal descriptions and highlight any discrepancies.

    Identify existing monuments, measured vs. recorded distances, and potential discrepancies.

    Easements (both recorded and apparent) and property encroachments are noted.

    Visible utilities, buildings, improvements near boundaries, access to public rights-of-way, and water features are included.

    Things to Consider:

    Encroachments:

    Small encroachments (e.g., 0.1-foot wall overlap) are usually minor but may require agreements with neighbors.

    Flood Elevation Certificates:

    May be required for detailed flood risk assessments.

    Professional Liability Insurance:

    Surveyors should have insurance, though the amount is not noted on the survey.

  • What should I expect in a standard ALTA?

    Address and Legal Description:

    The legal description in the title defines the property, while listed addresses are observational and may differ.

    Differences between survey addresses and title records can concern lenders.

    Flood Zone Classification:

    Identified using FEMA flood insurance rate maps or local equivalents.

    Determines whether flood insurance is required and estimates costs.

    Gross and Net Land Area:

    Gross land area includes the entire boundary, while net excludes public street easements.

    Both are shown in square feet and acres for clarity.

    Building Information:

    Exterior dimensions and footprints are recorded at ground level.

    Measured building heights above grade are specified, particularly important for zoning compliance.

    Substantial Features:

    Includes parking lots, curbs, entry/exit points, swimming pools, landscaped areas, and refuse zones.

    Parking is tabulated by type (e.g., standard, disabled, motorcycle, charging stations).

    Adjoining Property Owners:

    Names of neighbors are listed from tax records, useful for resolving boundary issues or encroachments.

  • Are all the Table A items required?

    Optional elements, such as underground utilities, vertical relief, zoning, or ortho-photography, may be added based on lender requirements or buyer needs.

    These items can increase costs and time, varying by state regulations and lender preferences.

    Procedures and requirements differ by state (e.g., setting monuments at property corners requires filings in California but not in Texas).

    See drop downs below for brief summaries of specific items.

Defining Uncommon Table A items

  • Relates to monumentation requirements and placing physical survey monuments at property corners or other points of control.  Note: some states have “platting” requirements that require surveyors to file a record of any monuments placed.

  • Covers topographic information, focusing on contour lines to analyze water flow and drainage. Possibly for preliminary design purposes. Inquire if you require a detailed topographic survey for design or ADA purposes.  We would be happy to provide you with detailed options for your review

  • Zoning requirements and plotting setbacks, which vary by jurisdiction and may require specialized knowledge. i.e. Zoning Report from a zoning specialist.

  • Party Walls are walls on, along or immediately adjacent to the exterior boundary lines of the subject

    Parcel which support structures on each side of the boundary line.

    A Party Wall detail should include the width and how the wall sits on the boundary line. Independent walls are those walls that only support the structure on the subject parcel, or on the parcel of the neighboring property. Walls separated by air space along the boundary lines should be surveyed and called out, but the width of the standalone walls are immaterial.

  • Information from the sources as noted by (a) or (b) combined with observed evidence of utilities pursuant to Section 5.E.iv. to develop a view of the underground utilities. However, lacking excavation, the exact location of underground features cannot be accurately, completely, and reliably depicted. In addition, in some jurisdictions, 811 or other similar utility locate requests from surveyors may be ignored or result in an incomplete response, in which case the surveyor shall note on the plat or map how this affected the surveyor’s assessment of the location of the utilities. Where additional or more detailed information is required, the client is advised that excavation may be necessary.

  • HUD Requirements

    Table A – Items 1, 2, 3, 4, 6a, 6b, 7a, 8, 9, 10, 11b, 12, 13, 16, 17, 18 & 19

    Other site-specific requirements (HUD report, additional certification language)

  • Rectified Orthophotography, an aerial photo of the subject property at time of survey.

  • Involves off-site servitudes like access easements, may expand the limits and scope of the survey significantly.

  • Fill in the blank, what do you need to know?