An ALTA/NSPS (American Land Title Association / National Society of Professional Surveyors) survey, is a type of land survey that is used to provide detailed information about a piece of property for the purpose of obtaining title insurance and facilitating real estate transactions.
An ALTA/NSPS survey is typically required by lending institutions, title insurance companies, and other parties involved in real estate transactions to help ensure that a property can be legally conveyed, and to identify any issues or encumbrances that may affect the property’s title.
This survey, which is also known as an “ALTA survey” or “Title Survey”, goes beyond the standard boundaries and topographic information that is typically included in a standard survey, it also include information about encumbrances such as easements, rights-of-way, zoning and building code compliance, and other items that can impact the property’s use or value. It follows a comprehensive set of standards that was developed by the ALTA/NSPS and adopted by the American Congress on Surveying and Mapping (ACSM) to ensure that this type of survey is performed in a consistent and reliable manner.
An ALTA/NSPS survey typically includes the following information:
- Property boundaries and dimensions
- Elevation contours and spot elevations
- Location of natural and man-made features such as buildings, roads, and utilities
- Information about encumbrances, such as easements, rights-of-way, zoning and building code compliance, etc.
- A title commitment or title insurance policy, which will provide information about any known issues or defects in the property’s title.
In New York, ALTA/NSPS survey is often required by lending institutions and title insurance companies as part of a real estate transaction, and also used by developers and property owners for due diligence, and other legal or financial matters. It is a powerful tool that provides a detailed representation of a property and its surroundings, it can help identify potential issues that might affect the property’s use or value, thus assist in making informed decisions.
It’s also important to note that, In New York, the ALTA/NSPS survey should be performed by a licensed land surveyor who is familiar with the ALTA/NSPS standards, has the knowledge and equipment necessary to perform the survey, and has the appropriate level of professional liability insurance.