ATLA Survey Vs Boundary Survey

ATLA Survey Vs Boundary Survey

ALTA survey’s objective is to determine the extent of an owner’s property and to identify all easements, mortgages or other real property interests that may affect title.

In a boundary survey, it is determining the boundaries between two parcels of land by staking out its corners and establishing the area with monuments.

A typical boundary survey’s objective is merely to mark the property’s boundaries. These surveys may also include easements (permissions that allow others to use or cross the land) and other important information.

These surveys are fairly basic, and as such, they often cost significantly less than an ALTA survey, although they can still be expensive for big parcels of property. Boundary surveys are primarily required for construction and permit purposes, but they also serve as a foundation for other surveys.

Alta Survey

ALTA/ NSPS Land Title Survey (ALTA Survey): ALTA surveys are comprehensive surveys commonly employed by financial institutions, title agencies, and property owners.

Lenders frequently demand ALTA surveys to help detect encroachments, encumbrances, or potential liabilities that may harm a property.

ALTA surveys are based on the ALTA / NSPS minimum requirements (agreed upon by the American Land Title Association and the National Society of Professional Surveyors) as well as any additional features desired by the customer.

ALTA Surveys are highly valuable in interstate transactions because they are completed to nationally established criteria.

Many surveys are employed when determining the value of a parcel of land. ALTA/NSPS surveys, or ALTA surveys for short, are among the most common.

These surveys are distinct from more basic surveys in that they must provide extremely particular information while adhering to tight requirements.

ALTA surveys are a more sophisticated boundary survey utilized in the mortgage, title insurance, and real estate transactions. ALTA surveys must follow strict guidelines established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors.

An ALTA survey is the top standard for all land surveys. ALTA surveys ensure that land and title professionals follow national standards established by the American Land Title Association and the National Society of Professional Surveyors.

Requirements for ALTA/NSPS

These guidelines are designed to make real estate transactions as fair and comparable as feasible. The following items must be included in the survey:

  • Easements, rights of way, and other encumbrances are examples of encumbrances.
  • Encroachments or improvements on other properties that encroach on the one being surveyed
  • Legal access routes to the property, such as public roads
  • Zoning setbacks are enhancements that may be in conflict with zoning restrictions.
  • Floodplains
  • Water boundaries
  • Traces of cemeteries
  • A legal description of the property, as well as extensive preparatory study

ALTA surveys must be extremely precise, meaning there is little opportunity for error when identifying the borders and positions of improvements, encroachments, etc.

Boundary Surveys

Boundary survey is a survey to establish the boundaries of a parcel using its legal description.

It typically entails installing or restoring monuments or markers at the parcel’s corners or along its lines, often in the form of iron rods, pipes, or concrete monuments in the ground, or nails set in concrete or asphalt.

The field data is then used to create a drawing representing the surveyed parcel.

Boundary Surveys are used to locate property borders, set property corners, determine property area, and locate physical features such as buildings, fences, retaining walls, and so on.

Boundary surveys necessitate the investigation of recorded and, in some cases, unrecorded maps and title documents such as title reports, deeds, and agreements.

In some cases, surveyors are obliged to file a Record of Survey in the county where the survey is conducted. A border survey is conducted in accordance with standard procedures.

A boundary or cadastral surveyor begins the boundary survey by measuring, marking, and mapping the limits of land ownership. The surveyor next meticulously investigates the historical records pertaining to the purchased property and the surrounding territories.

This search often includes the Registry of Deeds, but it may also include:

  • The Registry of Probate
  • County commissioners’ offices
  • Municipal government offices
  • Historical connections
  • The Transportation Department.

This is done to provide the buyer with more evidence of the borders, which can be very advantageous in the long run. In addition, the surveyor may speak with previous owners and ad-joiners.

Following the research, the field work begins, which entails constructing a control network of known places known as a traverse.

The points are used to search for and find existing monuments and other boundary evidence. Although the field element of a survey is the most visible, it typically accounts for only one-third of the total project cost.

The surveyor then reconciles all of the material to arrive at a final decision regarding the boundaries based on the results of the field work and the research.

A second field trip is required to install the new monuments. Finally, the surveyor will create a plan, a legal description, and a report.

When completed, the survey will include a property plan, a written description, notes of any monuments on property corners, and a report outlining the reasoning behind the decisions and judgments made to determine the borders.

The manner in which the borders are delineated will be determined by earlier agreements reached between the purchaser and a professional land surveyor. Monuments might be made of wood, iron pins or pipes, marked trees, or concrete.

Alta Survey Vs Boundary Survey

A boundary survey and ALTA survey are two main sorts of surveying operations with the main objective of determining the limits of a property.

While both sorts of surveying provide actual measurements, there are some differences between them.

The following is a list of the dissimilarities between boundary surveys and ALTA/NSPS surveys.

1. The truth is that boundary surveys and ALTA surveys are very similar–in fact, some people think of ALTA surveys as a form of boundary survey. A boundary survey merely shows the border lines between two plots of land. On the other hand, an ALTA survey reveals advancements, hazards, and other specifics.

2. ALTA surveys follow a set of guidelines established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). ALTA/NSPS standards are more specific than traditional boundary survey standards and encompass information that purchasers, sellers, and insurers frequently need.

3. ALTA/NSPS polls are typically more expensive than boundary surveys. This is due to the fact that the surveyor will need to look through records and utilize more advanced procedures to meet industry requirements and show all relevant information.

4. Boundary surveys and ALTA/NSPS surveys have different functions. Boundary surveys generally aim to determine actual boundaries of the property while ALTA/NSPS surveys aim to determine advance information on improvements, terrain features, etc.

5. In boundary surveys, the surveyor will issue a written report. The written report may include the boundaries of the property, sketches of property lines, descriptions of land structures and improvements such as fences and buildings, drainage information and so on to the client.

In ALTA/NSPS surveys however, there is no written report issued by the surveyor since his findings show up in maps which are specifically removed from the survey office for circulation among clientele.

6. Liability also differs between boundary surveys and ALTA/NSPS surveys. In boundary surveys, the surveyor is liable in case of his error and chooses not an appropriate method.

In ALTA/NSPS surveys however, the surveyor is liable in case of his error as there is no such thing as an “inappropriate method”.

7. Liability in boundary surveys can be covered by insurance (consumers generally purchase their property improvement through insurance). Since ALTA/NSPS surveys are specific and comprehensive, they do not need any other type of insurance.

8. Boundary surveys are more common than ALTA/NSPS surveys, as they are used in common transactions such as negotiations between land buyers and sellers.

ALTA/NSPS surveys on the other hand, are only required when an individual wants to find out more about improvements on his property or for advertising purposes.


What is ALTA survey?

The ALTA Survey is a thorough land parcel map that depicts all existing property improvements, utilities, and notable observations inside the insured estate. The survey also includes a summary of the professional surveyor’s conclusions regarding the property boundaries and how they relate to the title.

Is an as-built survey the same as an ALTA survey?

An ALTA survey or ALTA/ACSM survey does everything that an As-built survey does, but it also addresses the property’s title commitment.

The position of easements and other schedule B items that appear in the title commitment is the main difference between an ALTA/ACSM survey and an As-built survey.

What is a boundary improvement survey?

A boundary survey is a formal means of defining the boundaries of a property. It is primarily concerned with determining the corners of a parcel of land.

Before buying, dividing, improving, or building on land, most people hire a boundary surveyor. A land surveyor will prepare a drawing after completing a boundary survey.

What does ALTA stand for?

American Land Title Organization (ALTA). It represents the title insurance business as a trade association.

What’s a boundary survey?

The boundary survey sets the perimeter of a property in relation to the legal description of a place.

The partner’s team will coordinate a boundary survey by a qualified land surveyor, who will analyze recorded documents and conduct a physical inspection to determine the site’s physical boundary.

What is the purpose of a boundary survey?

Boundary surveys use permanent monuments such as iron pipes or iron pins to physically measure and pinpoint a boundary line. A boundary surveyor retraces or draws actual boundary lines on the ground to identify boundary lines.

What are Alta documents?

The ALTA settlement statement is an itemized breakdown of all fees and charges that the buyer and seller will pay during the settlement phase of a real estate transaction.

This document contains information such as the sale price, loan amounts, school taxes, and other essential information.

Who prepares Alta statement?

Everyone! The buyer, the seller, and everyone else! Although the majority of the paperwork is signed by the buyer at closing, the seller receives the settlement statements, including the ALTA settlement statement. This single document is relevant to all parties involved in the transaction.

Are boundary lines accurate?

Whether or whether the boundary lines in Google Maps are accurate, they can be used to label anything on the ground. Surveyor maps are the only boundaries accepted in court. No, Google Maps does not accurately depict property lines.

What are boundaries?

A boundary is a physical or figurative line that divides two objects. Boundaries separate distinct parts of the Earth in geography.

What survey is needed when buying a house?

The type of house study you’ll need is determined on the age and condition of the property you’re considering purchasing.

Buyers typically select a mid-level survey (such as the Rics Home Survey – Level 2 or RPSA Home Condition Survey), but a more extensive survey may be recommended for older properties.

How do I order an ALTA survey?

Call (800) 798-9540 to discuss your ALTA Survey project, or fill out online ALTA Quote Request & Table A.

Why the change in names from ALTA/ACSM to ALTA/NSPS?

The American Congress on Surveying and Mapping (ACSM) joined several years ago with the National Society of Professional Surveyors (NSPS). NSPS is the group that will take over.

The committees felt that the names of the new Standards should represent the organizations that produced, adopted, and are responsible for them.

What is a same as survey title endorsement?

The ALTA Endorsement 25-06 is also known as the Same as Survey. This endorsement is available for loan and owner’s policies and offers coverage if the land specified on the survey described in the endorsement differs from the land described in the policy.

What is an ALTA 14 endorsement?

It gives affirmative assurance that subsequent advances will be given the same priority as the initial advance. The ALTA 14.1 provides the same coverage as the ALTA 14, EXCEPT for things known to the insured at the time of the advance.

Do ALTA surveys get recorded?

An ALTA land survey collects and records data from property records as well as physical surveying to meet the demands of title firms during insurance transactions. An ALTA/ACSM survey entails numerous complex phases and processes.

What is an existing conditions survey?

All construction and site improvement projects begin with an Existing Conditions Survey (ECS).

Doing a full and accurate ECS is vital to guarantee the project’s design and construction phases go smoothly. CMR 250 6.02 defines the procedure for conducting this type of survey.

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