If you’re buying or developing commercial property, you’ve probably come across the term ALTA/NSPS Land Title Survey. But what is it exactly, and who actually needs one?
In this article, we’ll explain ALTA/NSPS surveys, why they matter in real estate transactions, and who typically requests them. Whether you’re a first-time investor or a seasoned developer, you’ll walk away with a clear understanding of how these surveys protect your investment.
ALTA/NSPS Surveys Explained in Simple Terms
An ALTA/NSPS Land Title Survey is a comprehensive type of property survey designed to meet the needs of lenders, title companies, and buyers involved in commercial real estate transactions.
The acronym stands for:
Together, these organizations created a national standard for surveys that provide:
- Clear boundary lines
- Details about easements and access
- Physical improvements on the property (like buildings, fences, utilities)
- Encroachments and rights-of-way
- Optional custom items (called “Table A” items)
In short, an ALTA/NSPS survey offers a full legal and physical picture of a piece of land, making it a critical tool during property transactions.
Want a more detailed breakdown of what’s included in an ALTA/NSPS survey? Check out our Complete Guide to ALTA/NSPS Surveys in Utah.
Why These Surveys Exist (And Why Lenders Love Them)
Lenders, attorneys, and title companies need certainty when dealing with high-value property. ALTA/NSPS surveys help confirm that:
- The property lines are accurate
- There are no surprise easements or encroachments
- Access and zoning conditions are documented
- Title insurance can be issued with confidence
For a lender, the survey reduces risk exposure. For a buyer or developer, it reduces costly surprises down the line, like discovering part of your building sits on a utility easement, or that your access road crosses someone else’s land.
Who Needs an ALTA/NSPS Survey?
These surveys are generally required during commercial real estate transactions, but they’re not just for lenders. Here are the key people and organizations who typically need them:
1. Commercial Property Buyers
If you’re purchasing a shopping center, warehouse, office building, or other commercial space, your lender will likely require an ALTA/NSPS survey before closing.
2. Real Estate Developers
Planning a subdivision or mixed-use property? You’ll need clear, detailed data before breaking ground.
3. Title Companies
They use the survey to verify legal access, easements, and improvements so they can issue title insurance confidently.
4. Attorneys Handling High-Value Transfers
Legal professionals need to ensure the property’s legal and physical realities match recorded documents.
5. Lenders and Financial Institutions
Banks and credit unions often require these surveys for commercial loans, especially for refinancing or construction.
6. Municipal Agencies or Utility Providers
In some development projects, local agencies or utility companies may request an ALTA survey before issuing permits or approving easements.
Example: If you’re buying a warehouse in Salt Lake City or refinancing a retail center in Provo, your lender will likely request an ALTA survey during escrow.
What Happens If You Skip the Survey?
If you skip an ALTA/NSPS survey or rely on an outdated one, you risk:
- Buying a property with incorrect boundaries
- Being held responsible for encroachments you didn’t cause
- Losing legal access to your property (e.g. shared driveways without easements)
- Discovering zoning violations or setbacks too late
These are the types of issues that delay closings, derail development plans, and trigger lawsuits. The survey exists to catch them before they become costly problems.
ALTA/NSPS vs. Boundary Survey — What’s the Difference?
Here’s a quick comparison:
| Feature | Boundary Survey | ALTA/NSPS Survey |
| Establishes legal boundaries | Yes | Yes |
| Includes title commitment review | No | Yes |
| Shows easements and encroachments | No | Yes |
| Includes improvements and access | No | Yes |
| Meets lender and title requirements | No | Yes |
| Supports title insurance | No | Yes |
| Optional Table A items | No | Yes |
A boundary survey is useful for residential transactions. But for commercial real estate, only an ALTA/NSPS survey meets the standards required by lenders and insurers. Learn more about it here.
Where to Learn More
If you’re navigating a commercial property deal in Utah and want to know what to expect from the ALTA/NSPS process—costs, timelines, what’s included—we’ve got you covered.
Check out our [Complete Guide to ALTA/NSPS Land Title Surveys in Utah] for everything you need to know before ordering a survey.
Quick FAQ
What does ALTA stand for in surveying?
ALTA stands for American Land Title Association, which sets national standards for commercial title-related services, including land surveys.
Is an ALTA/NSPS survey required for residential property?
Usually not. Residential deals typically use boundary or mortgage location surveys unless the property is unusually complex or high-value.
Can I reuse an old ALTA survey?
Sometimes, but only if the title company, lender, and surveyor agree it’s still accurate and updated. Most lenders prefer recent surveys (within 6–12 months).
Final Thoughts
An ALTA/NSPS Land Title Survey may sound like just another item on your commercial real estate checklist, but it’s one of the most powerful tools for protecting your investment. From boundary disputes to title issues, it uncovers risks others might miss.
Need help figuring out whether you need one or what kind of survey fits your situation? Contact us today at (385) 381-6582 to speak with a professional who can guide you through the process or request a quote online.
