An ALTA Survey, is actually a shortened title for ALTA/ACSM (American Land Title Association/ American Congress on Surveying and Mapping.) ALTA surveys are often ordered by our clients dealing with commercial or high value properties with increased liability. An ALTA survey requires additional research, additional detail and far more stringent redundant standards set forth jointly by the American Land Title Association and the American Congress on Surveying and Mapping. By having a higher national standard for ALTA surveys, lawyers and title companies can work across state and county lines without worrying about varying and often idiomatic state and local surveying standards. Commercial Boundary Surveys may also be performed on commercial properties, and boundary surveys on commercial properties tend to be far more time consuming in general. Beyond a commercial boundary survey, an ALTA survey requires several additional procedures at every step of the surveying process thereby the prices for ALTA surveys are typically far more costly. It is important to remember that Residential or Commercial Boundary surveys certainly render a professional opinion of a licensed land surveyor and contain all of the information that is commonly needed; however, any boundary survey does not have to live up to the same set of standards as an ALTA/ACSM Land Title Survey.
In general, the base price for an ALTA survey will be about $500 more than a boundary survey of the same property.
In addition to the base ALTA survey details, ALTA surveys allow for additional details to be added per the TABLE A of the standard ALTA Form. Below is a copy of the Table A that shows all of the other possible details that can be included depending upon the needs of our clients and the projected use of the property. Standard pricing for each item is included for your convenience.
OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS
NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the description of these items (e.g., in reference to Item 6(b), there may be a need for an interpretation of a restriction). The surveyor cannot make a certification on the basis of an interpretation or opinion of another party. Notwithstanding Table A Items 5 and 11(b), if an engineering design survey is desired as part of an ALTA/ACSM Land Title Survey, such services should be negotiated under Table A, item 22.
If checked, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY, except as otherwise qualified (see note above):
_____ (b) Current zoning classification and building setback requirements, height and floor space area restrictions as set forth in that classification, as provided by the insurer. If none, so state. $100
(b) Square footage of:
_____ (1) exterior footprint of all buildings at ground level. $25
_____ (2) other areas as specified by the client. $25
_____ (c) Measured height of all buildings above grade at a location specified by the client. If no location is specified, the point of measurement shall be identified. $200
_____ (b) Determination of whether certain walls designated by the client are plumb (client to obtain necessary permissions). $200
_____ (a) Observed evidence. INCLUDED IN THE PRICE
_____ (b) Observed evidence together with evidence from plans obtained from utility companies or provided by client, and markings by utility companies and other appropriate sources (with reference as to the source of information). $50 PER ITEM
Note – With regard to Table A, item 11(b), source information from plans and markings will be combined with observed evidence of utilities to develop a view of those underground utilities. However, lacking excavation,the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary.
_____ (b) Monuments placed (or a reference monument or witness to the corner) at all major corners of any offsite easements or servitudes benefiting the surveyed property and disclosed in Record Documents provided to the surveyor (client to obtain necessary permissions). $40 PER MONUMENT