What Is an ALTA/NSPS Survey?
An ALTA/NSPS survey is the most comprehensive type of land survey available for real property. ALTA stands for American Land Title Association. NSPS stands for National Society of Professional Surveyors. Together they maintain a joint standard that specifies exactly what the survey must include so that title insurance companies can rely on it across all 50 states.
Unlike a standard boundary survey, which simply establishes property lines, an ALTA survey documents the full picture of a property: boundaries, improvements, utilities, access, easements, encroachments, and more. It is produced to a nationally recognized standard that makes it acceptable to institutional lenders and title insurers regardless of where the closing occurs.
In Florida, ALTA surveys are primarily used for commercial real estate transactions. If you are buying, selling, or financing commercial property in Florida and a lender or title company is involved, there is a good chance they will require one.
Who Needs an ALTA Survey in Florida?
The following parties typically require or commission ALTA surveys in Florida commercial transactions:
- Commercial buyers: Buyers of office buildings, retail centers, industrial properties, multifamily developments, and mixed-use projects need an ALTA survey to fully understand what they are buying and to satisfy their lender's requirements.
- Commercial lenders: Banks, insurance companies, and conduit lenders (CMBS) require ALTA surveys as a condition of loan approval. They need the survey to assess encumbrances, confirm legal access, and support their title insurance policy.
- Title insurance companies: Title companies use the ALTA survey to identify any conditions that would affect their policy before insuring the transaction. The survey helps them determine what exceptions, if any, to include in the title commitment.
- Developers: Developers acquiring land for new commercial development often commission ALTA surveys to understand existing easements, encroachments, and utility locations before beginning the design process.
- REITs and institutional investors: Portfolio acquisitions and institutional transactions almost always require ALTA surveys because the buyers have standardized due diligence requirements that apply nationwide.
ALTA Survey Cost in Florida: 2026 Pricing
ALTA surveys cost significantly more than residential surveys because they require substantially more work. The table below shows typical cost ranges for Florida commercial properties in 2026.
| Property Type | Typical Cost Range |
|---|---|
| Small commercial lot (under 1 acre, one building) | $1,500 to $3,000 |
| Mid-size commercial parcel (1 to 5 acres) | $2,500 to $5,000 |
| Large commercial site (5 to 20 acres) | $4,000 to $8,000 |
| Industrial or large multi-tenant property | $6,000 to $15,000+ |
| Multi-parcel or portfolio acquisition | Negotiated per engagement |
These figures reflect base ALTA work. Table A items, described below, add cost depending on which ones are requested. Properties in South Florida, particularly Miami-Dade and Broward counties, typically come in at the higher end of these ranges due to market rates and the complexity of urban commercial properties.
What Is Included in an ALTA Survey
The ALTA/NSPS standard specifies a minimum set of items every survey must include. These are non-negotiable and are included in every ALTA survey regardless of cost.
Standard ALTA Survey Items
- Boundary lines of the property with bearings and distances
- Location of all improvements on the property (buildings, structures, parking, fences)
- Easements and rights-of-way shown on the title commitment or discoverable from observation
- Evidence of use by parties other than the owner (encroachments from neighbors, visible evidence of easement use)
- Points of legal access to the property from public roads
- Zoning classification and applicable setbacks, as reported by the zoning authority
- Flood zone classification per FEMA maps
- Gross land area of the parcel
Understanding ALTA Table A Optional Items
In addition to the standard items, the ALTA/NSPS standard includes a list of optional items called Table A. The lender or title company specifies which Table A items they require, and those items add to the scope and cost of the survey.
Commonly Requested Table A Items in Florida
| Table A Item | Description | Typical Additional Cost |
|---|---|---|
| Item 1 | Monuments placed or found at property corners | Included in most Florida quotes |
| Item 2 | Address of property | Minimal, usually included |
| Item 4 | Parking count and ADA compliance note | $100 to $300 |
| Item 6(b) | Evidence of utilities (above and underground) | $200 to $600 |
| Item 7(a) | Exterior dimensions of buildings | $150 to $400 |
| Item 7(b) | Square footage of buildings | $150 to $500 |
| Item 7(c) | Number of floors and entrance locations | $100 to $300 |
| Item 11(b) | Wetlands or regulated areas per USACOE or FDEP | $300 to $800 |
| Item 19 | Contours and topographic data | $500 to $2,000+ |
Florida transactions frequently require Items 6(b) for utility verification, 7(a) and 7(b) for building measurements, and occasionally Item 19 when the lender or developer also needs topographic data for the site. Always clarify with the lender and title company which Table A items they require before ordering the survey, as adding items after fieldwork has begun increases cost significantly.
How an ALTA Survey Differs from a Boundary Survey
The core of an ALTA survey is the same as a boundary survey: the surveyor establishes the legal property lines. But the scope goes well beyond that in several ways that matter for commercial transactions.
Improvements and Encroachments
An ALTA survey maps every structure, parking area, fence, and improvement on the property and shows how they relate to the boundary lines. If a building encroaches on an easement or a neighboring structure crosses onto the property, the ALTA survey identifies it. A basic boundary survey typically does not include this level of improvement mapping.
Easement Research and Depiction
The surveyor reviews the title commitment and all recorded documents referenced in it, then depicts all easements on the survey drawing. This gives the buyer and lender a visual picture of what rights others have over the property, such as utility easements crossing the site or access easements benefiting neighboring parcels.
National Standard for Title Insurance
Because ALTA surveys follow a uniform national standard, title insurers can rely on them without question. A local boundary survey prepared to Florida state standards may satisfy a residential closing, but it will not satisfy a national institutional lender or title insurer for a commercial transaction. The ALTA standard is what makes the survey bankable.
Timeline for an ALTA Survey in Florida
ALTA surveys take longer than residential surveys because of the research, coordination, and scope involved. Here is a general timeline for a typical Florida commercial transaction:
- Days 1 to 3: Title commitment provided to surveyor. Surveyor reviews recorded documents, plats, and easements. Research phase begins.
- Days 4 to 10: Field crew visits property to collect measurements, photograph improvements, and verify access and utilities.
- Days 11 to 18: Office drafting and review. Survey drawing prepared, certified, and stamped.
- Days 19 to 21: Delivery of final survey to the title company, lender, and buyer.
Complex properties, large parcels, or transactions requiring FDEP wetland review, extensive title research, or Table A Item 19 topographic data can take four to six weeks or more. Build this timeline into your closing schedule from the beginning to avoid last-minute pressure.
How to Order an ALTA Survey in Florida
To order an ALTA survey, you will need to provide the surveyor with:
- The property address and parcel ID number
- A copy of the title commitment, including all Schedule B exceptions and referenced recorded documents
- The list of Table A items required by the lender or title company
- Your timeline for closing
The title company typically coordinates the survey order as part of the closing process. However, buyers and their attorneys can also order directly from a licensed Florida PSM to save time or shop for better pricing.
For multi-site acquisitions or portfolio deals, ask surveyors about volume pricing. Many Florida commercial survey firms will negotiate reduced per-site rates for multiple simultaneous orders.
The directory lists licensed Florida land surveyors by county so you can find commercial survey firms with ALTA experience in the specific market where your property is located.