Detailed ALTA/NSPS Surveys for Real Estate Transactions, Development, and Legal Compliance
Aerial Land Surveying provides comprehensive survey services throughout Long Island, supporting the needs of property owners, developers, financial institutions, and attorneys. Our team uses both aerial and ground-based technology to deliver precise data that meets the high standards required for ALTA surveys.
ALTA/NSPS Land Title Surveys, commonly referred to as ALTA surveys, are detailed boundary surveys prepared in accordance with the standards of the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). They provide a thorough evaluation of property boundaries, recorded easements, rights of way, and improvements. These surveys are typically required for:
- Commercial Real Estate Transactions
- Title Insurance Purposes
- Property Development and Redevelopment
- Legal Disputes or Questions of Ownership
An ALTA survey gives buyers, lenders, and title companies the assurance they need to understand potential risks, restrictions, or encroachments associated with a property. With Aerial Land Surveying, your ALTA survey can be completed using advanced technology designed to meet tight timelines while maintaining accuracy.
If you need an ALTA Survey on Long Island, reach out to Aerial Land Surveying. We provide the survey data that supports your project and keeps you moving forward.
About ALTA Surveys
ALTA/NSPS surveys provide a complete representation of property boundaries and the legal elements that affect land ownership and development. Unlike more limited types of surveys, an ALTA survey is designed to meet strict requirements that make it acceptable for use by lenders, title companies, and attorneys across the country.
At Aerial Land Surveying, we combine traditional field methods with aerial technology, including LiDAR, drones, and photogrammetry, to ensure a level of detail that aligns with national standards. Our ALTA surveys:
- Confirm boundary lines and their relationship to buildings, roads, and improvements.
- Identify recorded easements, rights of way, encroachments, and restrictions that impact land use.
- Review plats, deeds, title commitments, and other land records to ensure accuracy.
- Produce a final map that complies with ALTA/NSPS standards and is accepted by financial institutions and title insurers.
ALTA surveys are most often required in commercial transactions, large-scale developments, refinancing, and legal cases where a precise record of property boundaries and rights is necessary. At Aerial Land Surveying, we are able to provide you with these surveys with the details required to match these legal standards.
How do ALTA Surveys Differ From Traditional Title Surveys?
ALTA Surveys can be described, in some ways, as a more precise title survey that addresses some legal and standardized requirements that other surveys may not be able to offer, or may not be necessary for smaller scale transactions.
Although both survey types map boundaries and visible improvements, an ALTA/NSPS Land Title Survey is a nationally standardized product intended for lenders, title insurers, attorneys, and commercial buyers that require a uniform level of detail and certification.
ALTA surveys follow the current ALTA/NSPS standards, tie the map to a specific title commitment, depict recorded easements/encumbrances and observed potential encroachments, and can include optional Table A items (e.g., utilities, zoning, heights). A Title (Mortgage) Survey, on the other hand – often a limited boundary or mortgage inspection – varies by local practice, is generally less detailed, may not meet any national standard, and is typically sufficient only for basic residential transactions where a high‐reliability deliverable is not required.
Comparison Chart: ALTA/NSPS vs. Title (Mortgage) Surveys
| Category | ALTA/NSPS Land Title Survey | Title (Mortgage) Survey |
|---|---|---|
| Governing Standard | Follows current ALTA/NSPS Minimum Standard Detail Requirements | No uniform national standard. Scope varies by state, county, or lender |
| Primary Use Cases | Commercial acquisitions, refinancing, development, legal matters, title insurance underwriting | Basic residential transactions, simple mortgage/closing needs |
| Tie to Title Commitment | Required; survey references and reflects Schedule A/B of the title commitment | Often not tied to a title commitment; limited document integration |
| Depiction of Easements & Encumbrances | Plots and labels recorded easements/rights as disclosed by the title commitment; notes observed encroachments | May show some easements from public records if provided, often limited or omitted |
| Improvements & Boundary Relationships | Detailed location of buildings, pavements, fences, setbacks, and their relationship to boundary lines | Typically shows main structures; level of detail varies |
| Certification Language | Formal ALTA/NSPS certification to client, lender, and title company | Basic or lender-specific notes; no standardized national certification |
| Optional Scope (Table A) | Client may select Table A items (e.g., utilities, zoning report data, flood note, building heights, parking counts) | No standardized addenda; optional items handled ad hoc if at all |
| Fieldwork & Positional Tolerances | Robust field procedures and defined positional tolerances per ALTA/NSPS | Generally lighter fieldwork; tolerances are not standardized |
| Utilities | Can include observed evidence and/or records (Table A Items 11/13) | Often excluded or limited to visibly apparent features |
| Zoning & Setbacks | May include zoning classification/setbacks if provided via zoning report (Table A Item 6) | Rarely included |
| Legal Descriptions | Compares measured boundary with record description; notes discrepancies | Basic confirmation; discrepancies may be undetected or undocumented |
| Acceptance by Lenders/Insurers | Universally recognized for commercial lending and title insurance | Often acceptable only for basic mortgage closings; not suitable for complex risk |
| Update/Recertification | Commonly updated/recertified at refinancing or prior to closing | Updates are uncommon; often redone if needed |
| Timeline & Cost | Longer timeline and higher cost due to scope, research, and standards | Faster and lower cost; scope is limited |
| Deliverable | Detailed, standard-compliant map with notes, legend, certifications, and referenced documents | Simplified sketch or survey map; content varies by provider |
What Are the Benefits of ALTA Surveys?
ALTA surveys serve as a key risk management tool. They provide buyers, lenders, and insurers with the data necessary to make informed decisions and reduce the chance of disputes or costly delays. By providing a uniform national standard, ALTA surveys ensure that all parties in a real estate transaction are working with the same reliable information.
For developers, ALTA surveys also offer a reliable foundation for site planning and construction, giving a clear understanding of how boundaries and recorded restrictions may influence future use of the property.
Where We Serve – Request an Estimate Today
Aerial Land Surveying conducts ALTA surveys throughout Long Island, including Nassau and Suffolk County. We frequently support projects in the Hamptons, the South Shore, and surrounding areas, and are also available to provide services for select NYC properties. Our ALTA surveys are regularly used by title companies, law firms, lenders, and developers to satisfy regulatory and contractual requirements.
If you need an ALTA survey or any other type of land survey, contact Aerial Land Surveying today to request an estimate.