Learn · Topic 7
Survey & ALTA/NSPS Standards
The survey is what lets a title insurer insure the ground itself. Here's how the ALTA/NSPS standards work and why they matter to the policy.
DISCLAIMER: For informational and educational purposes only. Nothing here is legal advice, a title opinion, or a commitment to insure, and no attorney-client relationship is created. No one may rely on this content for any transaction or legal decision. Coverage is governed solely by the terms of an issued policy or commitment, and requirements vary by state and underwriter. Consult your own attorney and underwriter. Views are my own and not those of my employer.
The minute version
What an ALTA/NSPS Land Title Survey is
- A boundary survey prepared to the Minimum Standard Detail Requirements jointly adopted by ALTA and the National Society of Professional Surveyors (NSPS).
- It's built for title insurance: it locates boundaries, improvements, visible easements and encroachments, and ties them to the record documents in the commitment.
- Surveyors must also meet their state's surveying standards, whichever is more stringent.
The current standards
- The 2026 ALTA/NSPS standards took effect February 23, 2026, replacing the 2021 standards.
- As of that date, the 2026 standards supersede all previous versions.
- The survey request must say a "2026 ALTA/NSPS LAND TITLE SURVEY" is required and list the optional Table A items wanted.
- If the surveyor learns of a recorded easement not listed in the title evidence, it must advise the insurer before delivering the plat and show or explain it, unless the insurer shows it was terminated.
Table A: optional items
- Table A lists optional items the client can order on top of the minimum requirements, such as flood zone classification, zoning information, building dimensions and height, parking counts, utilities, and adjoining owners.
- Order what the deal and the endorsements need. A zoning endorsement may call for zoning and building-dimension items; a lender may require a specific list.
- Use the current (2026) Table A rather than reusing an old checklist.
Certification and reliance
- The surveyor certifies the survey using the standard's certification, addressed to the insured, the lender and the insurer (if known) and others negotiated with the client. Certification may be extended to the lender's successors and assigns if requested.
- Get the certification parties and the Table A items right before the surveyor goes out. Fixing them afterward costs time.
How the survey drives coverage
- An acceptable survey lets the insurer delete the general survey exception and list specific findings.
- It supports endorsements: ALTA 25 (same as survey), ALTA 28.1 (encroachments), ALTA 19 (contiguity), ALTA 17 (access), ALTA 9 series and the ALTA 3 zoning series.
- Read the survey against the commitment: every plottable easement should be plotted, and every encroachment explained.
Topic quiz
10 questions on Survey & ALTA/NSPS Standards
Instant feedback, and every answer links to where it's explained. Your best score is saved on this device.