ALTA/NSPS Land Title Surveys
The national standard for commercial real estate. Prepared to the 2021 ALTA/NSPS Minimum Standard Detail Requirements and certified to your lender, title company, and buyer.
About this service.
An ALTA/NSPS Land Title Survey is the most detailed boundary survey in common use. It is governed by a national standard published jointly by the American Land Title Association and the National Society of Professional Surveyors, and it is what commercial lenders and title insurers ask for when a transaction is large enough that assumptions are not acceptable.
Beyond the boundary itself, the survey ties the property to the title commitment: every recorded easement, right-of-way, and exception in Schedule B is located on the ground and shown on the plat, along with improvements, encroachments, access, and any optional Table A items the parties select. The result is a single document that the lender, the title company, the buyer, and the seller can all rely on.
Our team handles the title research, the field work, and the drafting, and coordinates directly with your title company so the survey matches the commitment it certifies to.
When you need one
- Purchasing, selling, or refinancing commercial, industrial, or multifamily property
- A lender or title insurer requires an ALTA/NSPS survey as a closing condition
- Due diligence on raw land intended for development
- Removing the standard survey exception from a title policy
What you receive
- Signed and sealed ALTA/NSPS survey plat with certification to the parties you name
- Location of all Schedule B exceptions, easements, and rights-of-way
- Improvements, encroachments, access points, and utilities as selected under Table A
- Legal description check and any discrepancies noted on the face of the survey
- Digital PDF delivery; CAD files on request
Most ALTA/NSPS surveys run two to four weeks, driven mainly by the Table A items selected and how quickly the title commitment arrives.
Where we provide it
Frequently requested in these service areas. Licensed statewide, so larger projects anywhere in Texas are welcome.
Common questions
Table A is a menu of optional items attached to the ALTA/NSPS standard — things like flood zone classification, gross land area, building dimensions, parking counts, zoning information, and underground utilities. Your lender or attorney selects the items the deal requires, and we price and perform only those.
Yes. The survey certifies to the exceptions in the title commitment, so we need the commitment and the recorded documents it references before field work is complete. We can start deed research and scheduling while you wait on the title company.
Sometimes. If a prior ALTA/NSPS survey exists and the property has not changed, an update can be faster. We review the prior survey and tell you honestly whether an update is appropriate or whether a new survey is the safer route.
Often paired with this.
TSPS Category 1A Land Title Surveys
The Texas standard for residential and rural closings — boundaries, improvements, and easements of record, prepared to TSPS Category 1A conditions.
Learn More →02Standard Title Surveys
A clean, closing-ready boundary and improvement survey for transactions that do not require the full Category 1A or ALTA/NSPS scope.
Learn More →03Boundary Surveys
Accurately defined property lines that prevent disputes. Every corner set, referenced, and recorded — so the next question about your line has an answer.
Learn More →Need a alta/nsps survey? Let's talk.
Tell us the property and what you need. You get a written scope and a fixed price, usually within one business day.