Protect Your Property Rights with an ALTA/NSPS Land Title Survey

May 31, 2024

The world of real estate is intricate and complex, fraught with potential pitfalls that could significantly bottleneck your investment. One such instance that property investors should be aware of is boundary disputes and title issues. That’s where an ALTA/NSPS Land Title Survey, a comprehensive report on the physical aspects and legalities of a property, comes into play.

What is an ALTA/NSPS Land Title Survey?

The ALTA/NSPS Land Title Survey is a comprehensive property inspection that adheres to the specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). Encapsulating more stringent requirements, like those specified under other standards such as the UCLS (Utah Councel of Land Surveyors) is a step above a boundary survey.

ALTANSPS Land Title Survey by two Surveyor.

Inclusions of an ALTA/NSPS Land Title Survey

An ALTA/NSPS Land Title Survey is an in-depth analysis of a property’s legal and physical traits, providing detailed insights that are valuable for a property transaction. This comprehensive survey includes the following:

Inspecting Buildings Close to Property Lines

A key inclusion of an ALTA/NSPS Land Title Survey involves assessing the buildings located close to the property lines. This inspection identifies if any part of the buildings–such as walls, overhangs, or underground aspects–cross the designated property lines. Such an inspection helps avoid future complications and disputes regarding property boundaries.

Drainage Patterns Identification

Drainage patterns have a significant influence on a property’s value and usability. These patterns can highlight potential issues that might impact building plans, such as waterlogging of soil erosion. Therefore, recognizing drainage routes and their patterns form another integral part of an ALTA/NSPS Land Title Survey.

Potential Encroachments Detection

Encroachments refer to structures or elements of a property that intrude on another property’s boundaries. Potential encroachments, if unresolved, could lead to future legal disputes or loss of property rights. Hence, early detection and resolution of these issues are another crucial inclusion of an ALTA/NSPS Land Title Survey.

Assesment of Other Specific Details

Beyond these, the survey also examines other specific details pertaining to your property, including access rights, easements, or other elements that might influence property ownership, valuation, or cause legal disputes.

Conducting an ALTA/NSPS Land Title Survey

The execution of an ALTA/NSPS Land Title Survey requires expert skill and meticulous attention to detail, as missing minute factors can spell grave legal and financial consequences. This task shouldn’t just be entrusted to any professional, but rather those who have demonstrated expertise and excellence in the field.

Role of a Professional Surveyor

A professional surveyor, armed with the requisite knowledge and experience, typically carries out these surveys. An expert in geospatial data and boundary law, a professional surveyor navigates through intricate legalities, critical measurements, and other pertinent issues associated with the property.

The Importance of an ALTA/NSPS Land Title Survey

Consider this typical scenario: you’ve just bought a plot of land that you’re planning to develop into commercial property. The property looks perfect, with clear property lines and an impression of no existing issues. Then, you discover that the fence line doesn’t align with the surveyed property line. Suddenly, you’re facing a potential lawsuit, increased costs, and a delayed project. Avoid such nightmares with a reliable ALTA/NSPS Land Title Survey.

An ALTA/NSPS Land Title Survey is essential for the following reasons:

  • Legal Protection: The ALTA survey protects against legal disputes by establishing title and record lines.
  • Detailed Information: The in-depth report provides crucial information like drainage patterns and potential encroachments, offering a clear picture of your property.
  • Real Estate Transactions: The survey is critical for commercial property transactions, offering security to both parties involved.
ALTANSPS Land Title Survey.

ALTA/NSPS Land Title Survey Case Study

To understand the importance of an ALTA/NSPS Land Title Survey, let’s look at a real-life example involving Highland Surveying.

A client in Ogden, requested an ALTA survey for their property. The site had previous survey work done, with several recorded deeds in the county recorder’s office giving a constructive notice. These deeds presented the property line in one way, aligning with the property’s improvements. However, these didn’t entirely correspond with adjacent landowners’ property lines.

Upon conducting the ALTA survey, Highland Surveying identified this disparity. They found that the title company aim to overlap the existing improvements with the property lines of the neighboring landowner, based on the surveys and deeds that didn’t accurately represent the controlling lines.

Highland Surveying conducted a thorough investigation, tracing title lines back to the original controlling line. They proved that no unwritten rights had developed according to the new formation, and that there had been a significant error in past evaluations. The error turned out to be a 2-foot strip discrepancy.

Upon resolving the issue, the clients received due compensation for the 2-foot strip, and the title company was left with a secure, conflict-free property to refer to for their transactions.

Through this case, Highland Surveying communicated the significance of accuracy in conducting ALTA/NSPS Land Title Surveys in protecting property investments.

Assessing Your Property for ALTA/NSPS Land Title Survey

When it comes to property assessment, a comprehensive evaluation of your property’s legal and physical aspects is crucial. This assessment can be the difference between a profitable investment and a costly mistake, especially in high-stakes real estate transactions.

Partner with Professionals

Therein lies the value of partnering with a professional suveyor, such as Highland Surveying. With a proven track record for accuracy, reliability, and keen attention to detail, Highland Surveying ensures top-quality ALTA/NSPS Land Title Surveys, guiding you through the process, and aiding in the understanding of cost considerations.

The Highland Surveying Advantage

At Highland Surveying, we recognize that scaling the ladder of real estate investment requires mutually beneficial partnerships. We are committed to supporting this journey through excellent services. 

Our meticulous ALTA/NSPS Land Title Surveys will arm you with the information to make property transactions fair, legal, and profitable. We do this by accurately defining property edges, identifying potential conflict points, and providing a clear understanding of a property’s physical and legal aspects.

Detailed and Informed Approach

With our surveys, you’ll have detailed breakdowns of the property, including property boundaries, type of boundary, any encumbrances or rights-of-way, and other crucial information that can impact your property’s ownership and value. Such in-depth understanding of your property can help prevent unwanted surprises, providing further security for your investment.

Confidence in Your Investment

Our approach ensures clients are well-informed and confident in their property-related decisions. Property-ownership can be a complex maze, but with Highland Surveying on your side, you will always find the right path.

Partner with Highland Surveying for your property assessment needs and experience top-notch ALTA/NSPS Land Title Surveys that set the groundwork for a secure property investment journey.

A Land blueprint.


An ALTA/NSPS Land Title Survey is an essential investment protection tool. It provides a clear understanding of property boundaries, identifies potential conflicts, and aids in avoiding legal hassles, thus offering peace of mind to property investors.

Highland Surveying demonstrates the importance of ALTA/NSPS Land Title Surveys in protecting property investments, proven through their diligent case studies. As a property investor, ensuring your property is subjected to an accurate survey can potentially save you from unforeseen financial losses.

The real estate terrain might be challenging and complex, but tools like the ALTA/NSPS Land Title Survey can be the compass you need to navigate through potential pitfalls. Always remember, a secure investment is an informed one!