What an ALTA/NSPS Survey Actually Is
An ALTA/NSPS survey is the most comprehensive type of land survey available in the United States. It maps property boundaries, physical improvements, utilities, easements, encroachments, and access conditions in a single certified document that meets nationally standardized requirements.
The name comes from the two organizations that jointly set the standards: the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These groups publish minimum technical standards that every ALTA survey must meet, regardless of which state the property is in. The standards were last updated in 2021 and are in effect for all surveys ordered in 2026.
The key point for property owners: an ALTA survey is not just a boundary survey. It documents virtually everything relevant to the property's physical and legal condition so that a lender or title insurer can underwrite the deal with confidence.
Who Requires an ALTA Survey
ALTA surveys are most commonly required by two parties:
- Commercial mortgage lenders: Banks, insurance companies, and institutional lenders financing commercial real estate typically require an ALTA survey as part of their loan underwriting process. They need to confirm the property is what the borrower says it is before committing funds.
- Title insurance companies: When a title company issues an extended coverage owner's policy or a lender's policy on a commercial property, they usually require an ALTA survey to identify any physical conditions, encroachments, or easements that could affect the insured title.
Common transactions that trigger an ALTA survey requirement include:
- Purchase of commercial property with institutional financing
- Refinancing of commercial real estate
- Sale-leaseback transactions
- Development of raw land for commercial or multi-family use
- Portfolio acquisitions involving multiple properties
Residential home buyers rarely encounter ALTA surveys. If you are purchasing a single-family home or a small residential rental property, a standard boundary survey is almost always what you need.
How an ALTA Survey Differs from a Boundary Survey
Both survey types establish legal property boundaries, but they serve different purposes and produce very different deliverables.
| Feature | Boundary Survey | ALTA/NSPS Survey |
|---|---|---|
| Property corners marked | Yes | Yes |
| Legal dimensions shown | Yes | Yes |
| Buildings and improvements mapped | Sometimes | Always |
| Utilities located | Rarely | Yes (if requested) |
| Easements shown | Recorded easements | Recorded and visible/apparent |
| Encroachments noted | Sometimes | Always |
| Parking and access documented | No | Yes |
| National standards compliance | State standards only | ALTA/NSPS minimum standards |
| Typical cost in Florida | $350 to $700 | $1,500 to $5,000+ |
Table A: Optional Items Explained
The ALTA/NSPS standards include a menu of optional items called Table A. The lender or title company checks off which items they want included in the survey. Each additional item adds time and cost.
Here is what the most commonly requested Table A items actually mean in plain language:
- Item 1, Monuments: The surveyor will set new corner markers at all property corners. This is the default for most ALTA surveys.
- Item 2, Address: The survey includes the property's street address.
- Item 4, Parking: The survey counts and maps all parking spaces on the property. Required when parking counts matter for zoning or leasing.
- Item 6, Zoning: The surveyor notes the zoning classification and the dimensional requirements (setbacks, height limits, coverage) that apply. This requires research beyond fieldwork.
- Item 7, Exterior dimensions of buildings: The survey measures the footprint of every building on the property. Standard for most commercial deals.
- Item 11, Utilities: The surveyor locates observable utility features, including manholes, valves, meters, and overhead lines. Underground utilities are not guaranteed to be located without specialty equipment.
- Item 13, Names of adjoining owners: The survey lists the record owners of neighboring parcels. Useful for title underwriting.
- Item 19, Flood zone classification: The survey notes the FEMA flood zone designation for the property. Relevant across much of Florida.
Your lender's instructions will specify which Table A items they require. The surveyor prices the job based on which items are included.
What You Get as a Deliverable
An ALTA survey produces a large-format certified drawing, typically on 24-by-36-inch sheets, signed and sealed by a licensed Professional Surveyor and Mapper. The drawing shows:
- Property boundary lines with bearings and distances
- All corner monuments set or found
- Buildings and other improvements with dimensions and setback distances
- Easements from the title commitment, plotted on the drawing where they can be located
- Encroachments, meaning anything from a neighboring property crossing your line or vice versa
- Utilities and other features as required by the Table A items
- A certification statement addressed to the buyer, lender, and title company
The certification is important. The surveyor certifies the drawing to specific named parties, which is why ALTA surveys cannot simply be reused from an old transaction without the surveyor updating the certification to the new parties.
What an ALTA Survey Costs in Florida
In Florida, an ALTA/NSPS survey typically costs $1,500 to $5,000 for small to mid-sized commercial properties. Larger or more complex properties, including those with many improvements, extensive easement networks, or multiple Table A items, can run $7,500 to $15,000 or more.
Factors that increase cost:
- Large acreage or extensive site improvements
- Many Table A items requested by the lender
- Complex easement networks requiring extensive title document review
- Difficult site access or heavy vegetation
- Rush timeline requirements
Get quotes from two or three licensed Florida PSMs before committing. Provide the title commitment along with your order so the surveyor can review Schedule B exceptions before pricing.
When a Property Owner Encounters an ALTA Survey
Most individual homeowners will never need an ALTA survey. You are most likely to encounter this requirement if you are:
- Buying a commercial building, strip center, office property, or warehouse
- Financing a multi-family property of five units or more with an institutional lender
- Developing raw land for commercial or mixed-use purposes
- Participating in a 1031 exchange involving commercial assets
- Acquiring a property through a corporate transaction where the acquiring entity requires due diligence documentation
If your transaction requires an ALTA survey, your real estate attorney or title agent will typically coordinate the order. Make sure the surveyor receives a copy of the title commitment so they can plot the Schedule B exceptions on the drawing.
Browse licensed surveyors in your Florida county using the directory below to find professionals who regularly handle ALTA/NSPS surveys.