An ALTA survey is a detailed land survey that follows national rules set by two organizations: the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It is accepted in all 50 states. Most commercial real estate deals require one. It covers property lines, buildings on the land, easements, utilities, and other details that lenders and title companies need before they approve a deal.

The Survey Built for Big Property Deals

Buying a home is different from buying a shopping center or an office building. A home purchase involves one family and one lender. A commercial deal can involve multiple investors, large loans, title insurance policies, and attorneys all reviewing the same property at the same time.

When that much money and that many people are involved, everyone needs to be working from the same document. That is what an ALTA survey provides. It gives all parties a single, detailed map of the property that meets the same national standards no matter where in the country the land is located.

What ALTA and NSPS Stand For

ALTA stands for the American Land Title Association. This is a national group that represents title insurance companies across the United States.

NSPS stands for the National Society of Professional Surveyors. This group sets professional rules for licensed surveyors.

Together, ALTA and NSPS write the rules that every ALTA survey must follow. These rules are updated from time to time. The newest version took effect on February 23, 2026. Any ALTA survey ordered after that date must follow the 2026 rules.

Because all ALTA surveys follow the same national rules, a lender in Alabama can review an ALTA survey from any licensed surveyor in the country and understand exactly what it says.

Three Things an ALTA Survey Covers

The easiest way to understand an ALTA survey is to think of it as three surveys combined into one document.

First, it works like a boundary survey. The surveyor measures and maps the legal property lines, corners, and dimensions of the land.

Second, it works like an as-built survey. The surveyor finds and maps everything built on the property. This includes buildings, parking lots, driveways, fences, and other structures. The map shows exactly how far each structure is from the property line.

Third, it works like a title survey. The surveyor reviews the legal documents provided by the title company. Then they show all recorded easements, access rights, and other items that affect how the property can be used.

All three of these are combined into one signed and certified document.

What Is Table A?

One of the most useful features of an ALTA survey is a system called Table A. This is a list of extra items a client can add to their survey beyond the standard requirements.

Think of Table A like a menu of options. The surveyor and client agree on which items to include before any work starts. Some lenders or title companies will require specific Table A items. Others leave the choice to the buyer.

Here are some of the most common Table A items:

• Corner markers. The surveyor places physical markers at the property corners.
• Flood zone information. The map shows whether the property is inside a FEMA flood zone.
• Zoning details. The survey lists the zoning category, setback rules, and any building height or parking limits that apply.
• Utility features. The surveyor locates and maps visible above-ground utility items, such as power poles, meters, and junction boxes.
• Parking count. The number of parking spaces is counted and shown on the map. This is useful for retail and commercial properties.
• Encroachment summary. A table is placed directly on the map showing any physical problems or items that may affect the property title. This was added as a new option in the 2026 standards.

If your lender requires specific Table A items, they will give you a list before the survey begins. If you are ordering the survey yourself, ask your attorney or title company which items apply to your deal.

Who Needs an ALTA Survey?

ALTA surveys are mainly used in commercial real estate deals. But the situations that call for one are wider than most people think.

You likely need an ALTA survey when:

• You are buying a commercial property such as a store, office building, warehouse, or apartment complex
• Your lender requires one before approving a commercial loan
• Your title company needs one to issue a title insurance policy
• The property has complicated easements, shared driveways, or recorded access rights
• The title history of the property is long or unclear

You likely do not need an ALTA survey when:

• You are buying a standard single-family home
• You are buying a simple residential lot
• Your project only calls for a boundary survey, topographic survey, or mortgage location survey

If you are not sure which survey you need, check with your lender and title company first. They will tell you exactly what they require before the deal can move forward.

The Certification: Why It Matters

Every ALTA survey is signed, sealed, and certified by the surveyor. The certification names the specific parties being served, usually the buyer, the lender, and the title company.

This is important because it creates real responsibility for the surveyor. By certifying the document to named parties, the surveyor is saying they stand behind the accuracy of the work. For lenders and title companies taking on financial risk in a large deal, that level of accountability is a key part of why they require an ALTA survey in the first place.

How Long It Takes and What You Get

ALTA surveys take longer than standard surveys because of the extra research, documentation, and certification involved. Most take three to six weeks to complete, depending on how complex the property is and how quickly the title documents are provided.

When the survey is done, you receive a signed and sealed map along with any written notes required by the Table A items you selected. Your lender, title company, and attorney each get a copy for their records.

Hold on to your ALTA survey. If you ever sell, refinance, or redevelop the property, having the old survey on hand can save time and money on the next one.

Frequently Asked Questions

Is an ALTA survey required for a home purchase?

Not usually. ALTA surveys are designed for commercial deals. Most home buyers use a mortgage location survey or a standard boundary survey. Ask your lender or title company what they require for your specific transaction.

Can an older boundary survey be turned into an ALTA survey? 

Sometimes, but it depends on whether the original surveyor can add the required title review and certification. In many cases, it is faster and cleaner to order a new ALTA survey rather than try to update an older one.

What changed in the 2026 ALTA standards? 

The 2026 update made the rules clearer and easier to understand. It also added a new Table A option (Item 20) that places a formal summary of any physical problems or encroachments directly on the face of the survey map. All surveys ordered after February 23, 2026 must follow the new rules.

Who pays for the ALTA survey? 

This is usually decided during contract negotiations. In most cases, the buyer pays for the survey as part of their due diligence costs before closing.