Commercial real estate transactions depend on accurate, documented information. Property boundaries, access rights, easements, and visible improvements all influence value, financing, and long term use. An ALTA/NSPS Land Title Survey is designed to bring those details together in one reliable document that supports informed decision making.
This survey standard is jointly established by the American Land Title Association and the National Society of Professional Land Surveyors. It incorporates elements of a boundary survey, mortgage survey, and topographic survey to meet the expectations of lenders, title companies, attorneys, and commercial property owners.
An ALTA NSPS land title survey is commonly required for commercial purchases, refinancing, and title insurance issuance, where a higher level of verification and documentation is expected.
Why This Survey Is Important in Commercial Transactions
Commercial properties often involve shared access, multiple improvements, and recorded rights that are not always obvious from public records alone. Parking areas, driveways, drainage features, and utility easements can all affect how a site operates or can be developed.
This survey standard exists to reduce uncertainty before closing. By comparing recorded documents with existing site conditions, potential issues can be identified early. Encroachments, access limitations, or conflicts with easements are easier to resolve before funds are committed.
Because of its role in financing and title review, this survey is often referred to as a commercial title survey or a lender title survey.
What an ALTA/NSPS Land Title Survey includes
While each project is shaped by transaction needs, most surveys prepared under this standard include several core components:
- Property boundary lines based on deed research and field measurements
- Buildings, parking areas, driveways, and other visible improvements
- Easements, rights of way, and access points shown in recorded documents
- Encroachments or conflicts that may affect title
- Flood zone information when requested
- A surveyor’s certification accepted by lenders and title insurers
Collectively, these elements provide a clear picture of how the property exists on the ground and how it aligns with public records.
Exploring Table A options
Table A is a defining feature of this survey standard. It is an optional checklist that allows the client, lender, and title company to request additional information beyond the base requirements. Common selections include parking counts, utility locations, zoning details, or building square footage.
Choosing the right Table A items is a practical decision. The goal is to gather enough information to support the transaction without adding unnecessary cost or time. A knowledgeable surveyor can help guide these selections so the survey meets expectations without creating delays.
Supporting ALTA compliance and title insurance
An ALTA compliance survey plays a critical role in the title insurance process. Title companies rely on accurate surveys to confirm that recorded descriptions reflect real world conditions. When discrepancies are found early, exceptions can often be addressed before closing.
This benefits every party involved. Buyers gain transparency, lenders protect their investment, and title companies can issue policies with fewer exclusions. That shared confidence is why this survey standard is widely used in commercial real estate.
When This Survey is Required
Not every transaction needs this level of documentation. Residential purchases and smaller parcels may only require a boundary or mortgage survey. Commercial acquisitions, development sites, multi-tenant properties, and properties tied to financing or title insurance frequently require an ALTA NSPS land title survey as part of due diligence.
Ready to Request a Quote?
If you are preparing for a commercial purchase, refinance, or title insurance review, starting the survey process early can help prevent delays and unexpected findings. A properly prepared survey supports smoother closings and better decisions.
Southpoint Texas Surveying works closely with lenders, attorneys, real estate professionals, and property owners to deliver surveys that align with transaction requirements and timelines.
Request a quote today to discuss your project, review Table A options, and understand what is needed for your property before closing.
