The ALTA/ACS Survey is widely regarded as the benchmark for real property surveys and is relied on by real estate professionals. Generally, an ALTA/ACS Survey identifies the following matters related to the subject property: (i) boundaries; (ii) improvements; and (iii) title exceptions (e.g., easements and rights of way). In the past, the American Land Title Association (ALTA) and American Congress of Surveying and Mapping (ACS) have set forth the requirements for an ALTA/ACS survey. Over time, there have been periodic updates to the requirements to the ALTA/ACS Survey. The latest set of updates became effective as of February 23, 2016. Below is a summary of some of the key updates for the basic survey requirements:

  1. The name of the survey is now the ALTA/NSPS Survey. It was formerly known as the ALTA/ACS Survey. The name change is a result of the National Society of Professional Surveyors, Inc. (NSPS) becoming the legal successor organization to ACS.
  2. Section 5(B)(ii) provides that to the extent a property has direct access to a highway, road or street, the width and edges of all highways, roads and streets abutting the property are to be indicated on the survey.
  3. Section 5(C)(iii) provides that trees, bushes and other vegetation need not be shown on a survey unless they evidence possession.
  4. Section 5(E)(iv) provides that any evidence of utilities observed by a surveyor shall be indicated on the survey. This includes utilities, manholes, valves, meters, transformers and overhead wires. The foregoing requirement was previously an optional item but is now a basic requirement.
  5. Section 5(G)(i) provides that all water features within the property boundary must be identified. Furthermore, all water features that are outside of the property boundary but within five feet of the property boundary should also be indicated on the survey.
  6. Section 6(B)(xi) requires the surveyor to identify if there was restricted access to any property within five feet of the property boundary line.

Below is a summary of the key updates to ALTA/NSPS Table A optional items that may be included on the survey if negotiated with the surveyor:

  1. Section 6 of Table A provides that the party ordering the title, not the title company, must provide a zoning report or zoning letter in order for the surveyor to depict zoning items.
  2. Section 13 of Table A requires that surveyors name adjacent property owners based on property tax records.
  3. Section 18 of Table A provides that any wetland markers placed by a qualified specialist be identified. If no markers were found, this should be stated on the survey.

In conclusion, the updates do not overhaul requirements but further clarify or redefine obligations with respect to the ALTA/NSPS survey. Those ordering surveys should be aware of the updates when reviewing surveys. Certain information may now be shown in a slightly different manner on ALTA/NSPS surveys compared to before the updates.

The content of this article is intended to provide a general guide to the subject matter. Specialist advice should be sought about your specific circumstances.