ALTA Land Title Survey

© Smith-Roberts National Corp.© Smith-Roberts National Corp. 11

ALTA/ACSMALTA/ACSMLand Title SurveysLand Title Surveys

Presented by Presented by Burk Cornelius, PLSBurk Cornelius, PLS

Smith-Roberts National CorporationSmith-Roberts National Corporation


2005 Minimum Standard Detail 2005 Minimum Standard Detail RequirementsRequirements


Parts of an ALTA SurveyParts of an ALTA Survey

Base RequirementsBase Requirements All ALTA surveys must contain these items All ALTA surveys must contain these items

unless specifically requested not to by the unless specifically requested not to by the client.client.

Additional Table A ItemsAdditional Table A Items These are items that are negotiated between These are items that are negotiated between

the client and the surveyor to meet the needs the client and the surveyor to meet the needs of the transaction.of the transaction.


What is a Base ALTA?What is a Base ALTA?

Dimensions of Property (5a)Dimensions of Property (5a) All elements of each curve, if any (5a)All elements of each curve, if any (5a) Difference in Record & Measured Difference in Record & Measured

dimensions (5b)dimensions (5b) Distance from parcel to nearest right Distance from parcel to nearest right

of way line. 5(c)of way line. 5(c) Evidence of access to public streets Evidence of access to public streets

(5c)(5c)


What is a Base ALTA? cont’dWhat is a Base ALTA? cont’d

Names and recording data of adjoining Names and recording data of adjoining landowners of landowners of non-plattednon-platted lands (5d) lands (5d)

Recording Data of subdivision plats if Recording Data of subdivision plats if adjoining lands are adjoining lands are platted.platted.

Contiguity, gores and overlaps along the Contiguity, gores and overlaps along the exterior boundaries (5d)exterior boundaries (5d)

Character of all evidence of possession Character of all evidence of possession (fences, walls hedges, etc) (5f)(fences, walls hedges, etc) (5f)

Location of Buildings (5g)Location of Buildings (5g)


Base ALTA con’tBase ALTA con’t

All record easements as provided to All record easements as provided to surveyor (5h)surveyor (5h)

Observable Evidence of Easements (5h)Observable Evidence of Easements (5h) ALL visible improvements within 5 feet of ALL visible improvements within 5 feet of

boundary (5i)boundary (5i) Driveways across property (5j)Driveways across property (5j) Required ALTA certificate (8)Required ALTA certificate (8)


What is Table A?What is Table A?

The items of Table A must be negotiated The items of Table A must be negotiated between the surveyor and client. It may be between the surveyor and client. It may be necessary for the surveyor to qualify or expand necessary for the surveyor to qualify or expand upon the description of these items, e.g., in upon the description of these items, e.g., in reference to Item 6, there may be a need for an reference to Item 6, there may be a need for an interpretation of a restriction. interpretation of a restriction.

The surveyor cannot make a certification on the The surveyor cannot make a certification on the basis of an interpretation or opinion of another basis of an interpretation or opinion of another partyparty. .


HUD ITEMS ONLY!HUD ITEMS ONLY!

Items 16, 17 and 18 are only for use on Items 16, 17 and 18 are only for use on projects for the U.S. Department of projects for the U.S. Department of Housing and Urban Development (HUD). Housing and Urban Development (HUD).


1. Monuments1. Monuments

Helps to locate property boundaries in the futureHelps to locate property boundaries in the future Not all states requireNot all states require Additional costs if requestedAdditional costs if requested Some corners cannot be setSome corners cannot be set


2. Vicinity Map2. Vicinity Map

Orients to major Orients to major intersectionsintersections

Can be used to show Can be used to show off site appurtenant off site appurtenant easementseasements


3. Flood Zone 3. Flood Zone StatementStatement

Determines if Flood Insurance is requiredDetermines if Flood Insurance is required References the current FEMA mapReferences the current FEMA map Can be noted in the Surveyor’s CertificateCan be noted in the Surveyor’s Certificate


Flood Hazard ZonesFlood Hazard Zones FEMA Flood Insurance Rate Map (FIRM)FEMA Flood Insurance Rate Map (FIRM)

Depicts Special Flood Hazard Areas (SFHA)Depicts Special Flood Hazard Areas (SFHA) 100 year Flood?100 year Flood?

Zone B, SHADED X, C, and XZone B, SHADED X, C, and X Areas of moderate or minimal hazardAreas of moderate or minimal hazard Flood insurance is available in participating communities but is not Flood insurance is available in participating communities but is not

requiredrequired Zone AZone A

Subject to inundation by the 100-year floodSubject to inundation by the 100-year flood Mandatory flood insurance purchase requirements applyMandatory flood insurance purchase requirements apply

Zone AE Zone AE Subject to inundation by the 100-year floodSubject to inundation by the 100-year flood Base flood elevations are shown within these zones Base flood elevations are shown within these zones Mandatory flood insurance purchase requirements applyMandatory flood insurance purchase requirements apply


4. Land Area4. Land Area

Helps determine if all of desired property is Helps determine if all of desired property is surveyedsurveyed

Area requested to be determined by clientArea requested to be determined by client Typically not insurableTypically not insurable


5. Contours & Datum5. Contours & Datum

Typically requested on Design ReadyTypically requested on Design Ready©© Surveys for constructionSurveys for construction

NOT necessary for most transactionsNOT necessary for most transactions


6. Zoning Restrictions, etc6. Zoning Restrictions, etc

List current setbacksList current setbacks List height List height

RestrictionsRestrictions List Floor Space List Floor Space

Restrictions (bulk)Restrictions (bulk) Setbacks from Setbacks from

recorded plat recorded plat Surveyors cannot Surveyors cannot

certify to compliancecertify to compliance


7(a) Exterior Dimensions of 7(a) Exterior Dimensions of BuildingsBuildings

Without this item, buildings are only shown visually, not Without this item, buildings are only shown visually, not dimensioneddimensioned

In some cases an overall length and width will suffice (very In some cases an overall length and width will suffice (very intricate buildings)intricate buildings)


7(b) Square Footage7(b) Square Footage

If this item is checked, there are up to three If this item is checked, there are up to three (3) subcategories that should be specified(3) subcategories that should be specified


77(b)(1)(b)(1) Exterior Footprint Exterior Footprint

This is the area that the building occupies on the This is the area that the building occupies on the propertyproperty

Used for bulk density calculationsUsed for bulk density calculations NOT the same as square footage from rent rollsNOT the same as square footage from rent rolls


77(b)(2)(b)(2) Gross Floor Area Gross Floor Area

Surveyor must be provided with floor plansSurveyor must be provided with floor plans Used for calculation of parking space Used for calculation of parking space

requirementsrequirements Should correspond with the rent rollsShould correspond with the rent rolls Typically addressed by Zoning analystTypically addressed by Zoning analyst


77(b)(3)(b)(3) Other Areas Other Areas

Landscaped area, if required by restrictive Landscaped area, if required by restrictive covenantcovenant

Permeable area, if specified in the zoningPermeable area, if specified in the zoning Be specific if you check this itemBe specific if you check this item


7(c) Height of Buildings7(c) Height of Buildings

Used mainly for zoning complianceUsed mainly for zoning compliance Feet AND number of storiesFeet AND number of stories


8. Visible Improvements8. Visible Improvements

Without Item 8, only buildings are required Without Item 8, only buildings are required to be shownto be shown

Paved areas, signs, swimming pools, etc.Paved areas, signs, swimming pools, etc.


9. Parking Areas9. Parking Areas

Used mainly for zoning complianceUsed mainly for zoning compliance Parking Stripes Parking Stripes Required Number NOT required?Required Number NOT required?


10. Access to Public Road10. Access to Public Road

Allows title company to insure accessAllows title company to insure access Direct or Indirect accessDirect or Indirect access Physical access vs. legal accessPhysical access vs. legal access


11. Location of Utilities11. Location of Utilities

Confirms that property has access to public Confirms that property has access to public utilitiesutilities

Confirms that visible utilities enter or exit though Confirms that visible utilities enter or exit though public easements or rights of waypublic easements or rights of way

Is there a need for appurtenant easement across Is there a need for appurtenant easement across others?others?

Indication of unrecorded easementsIndication of unrecorded easements Two subcategories of Item 11 to be specifiedTwo subcategories of Item 11 to be specified


11 (a) Observed Evidence. 11 (a) Observed Evidence.

Only visible evidence Only visible evidence of utilities:of utilities:

Manholes, power Manholes, power poles, transformers, poles, transformers, fire hydrants, drain fire hydrants, drain inlets, etc.inlets, etc.

For example, location For example, location of sewer lines between of sewer lines between manholes will not be manholes will not be shown. shown.


11 (b) Observed Evidence & Plans. 11 (b) Observed Evidence & Plans.

Plans provided by Plans provided by client, utility client, utility companies and companies and other appropriate other appropriate sources.sources.

For example, city For example, city utility plans (WHEN utility plans (WHEN AVAILABLE)AVAILABLE)

Does not Does not requirerequire surveyor to utilize surveyor to utilize the “One Call” the “One Call” systemsystem


12. Governmental Agency 12. Governmental Agency Requirements. Requirements.

HUD Requirements beyond 16, 17 and 18HUD Requirements beyond 16, 17 and 18 Additional FANNIE MAE Requirements not Additional FANNIE MAE Requirements not

otherwise covered in Table Aotherwise covered in Table A Usually not requestedUsually not requested


13. Names of Adjoiners / Platted. 13. Names of Adjoiners / Platted.

Non-Platted adjoiners are already required by Non-Platted adjoiners are already required by base ALTA.base ALTA.

Adjoiner deed information to be provided by Adjoiner deed information to be provided by client.client.

Needs to be negotiated in original survey order.Needs to be negotiated in original survey order.


14. Distance to Nearest 14. Distance to Nearest Intersecting StreetIntersecting Street

Specific street intersection request to be Specific street intersection request to be specified by client.specified by client.

Different that Base requirement 5(c) which Different that Base requirement 5(c) which is the nearest right of way.is the nearest right of way.


15. Use of Orthophotography15. Use of Orthophotography

Useful in certain situations where large Useful in certain situations where large areas are involved without many areas are involved without many improvements.improvements.

Boundary is done using traditional Boundary is done using traditional methods.methods.

Field location of Improvements varies with Field location of Improvements varies with each situation.each situation.

Potential encroachments should be field Potential encroachments should be field verified.verified.


16. Earth Moving and Construction 16. Earth Moving and Construction

Evidence of possible lien rightsEvidence of possible lien rights FOR USE ON DEPARTMENT OF FOR USE ON DEPARTMENT OF

HOUSING AND URBAN HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS DEVELOPMENT (HUD) PROJECTS ONLYONLY


17. Changes in Street Rights-of-Way 17. Changes in Street Rights-of-Way

Completed OR proposedCompleted OR proposed Indicates possible additional right-of-way Indicates possible additional right-of-way

takingstakings Documents are typically not of recordDocuments are typically not of record FOR USE ON DEPARTMENT OF FOR USE ON DEPARTMENT OF

HOUSING AND URBAN DEVELOPMENT HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS (HUD) PROJECTS ONLYONLY


18. Solid Waste Dump18. Solid Waste Dump

Only visible evidence can be locatedOnly visible evidence can be located FOR USE ON DEPARTMENT OF FOR USE ON DEPARTMENT OF

HOUSING AND URBAN HOUSING AND URBAN DEVELOPMENT (HUD) PROJECTS DEVELOPMENT (HUD) PROJECTS ONLYONLY


19. Other19. Other

Client specific requestsClient specific requests Usually not requestedUsually not requested


Comprehensive Comprehensive Certificate LanguageCertificate Language

Only Only ONEONE paragraph is required paragraph is required by ALTA standardsby ALTA standards

Table A items typically cover all Table A items typically cover all aspects of lender/buyer aspects of lender/buyer concernsconcerns

Additional items can be addedAdditional items can be added


Comprehensive Comprehensive Certificate LanguageCertificate Language

SURVEYOR'S CERTIFICATE

[Insert Date]

This survey is made for the benefit of:

Title company, lender, seller, buyer and their respective successors and assigns

I,____________________________, Professional Land Surveyor do hereby certify to the aforesaid parties, as of the date set forth above that I have made a careful survey of a tract of land described as follows:

[Insert Property Description]


Comprehensive Comprehensive Certificate Language (cont’d)Certificate Language (cont’d)

1. This is to certify that this map or plat and the survey on which it is based were made in accordance with the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys," jointly established and adopted by ALTA and NSPS in 2005, and includes Items 1, 2, 3, 4, 6, 7(a)(b1)(c), 8, 9, 10 and 11(a)of Table A thereof. Pursuant to the Accuracy Standards as adopted by ALTA and NSPS and in effect on the date of this certification, undersigned further certifies that in my professional opinion, as a land surveyor registered in the State of __________, the Relative Positional Accuracy of this survey does not exceed that which is specified therein.



2. The accompanying survey was made on the ground and correctly shows the location of all buildings, structures and other improvements situated on the above premises; there are no visible encroachments on the subject property or upon adjacent land abutting said property except as shown hereon and was made in accordance with laws and/or Minimum Standards of the State of __________.



3. The property described hereon is the same as the property described in_________ Commitment No. ___________with an effective date of ____________and that all easements, covenants and restrictions referenced in said title commitment or apparent from a physical inspection of the site or otherwise known to me have been plotted hereon or otherwise noted as to their effect on the subject property.



4. Said described property is located within an area having a Zone Designation _____ by the Federal Emergency Management Agency (FEMA), on Flood Insurance Rate Map No._________, with a date of identification of __________, for Community No.________________, in ____________County, State of______________, which is the current Flood Insurance Rate Map for the community in which said premises is situated.



5. The Property has direct access to____________________, a dedicated public street or highway. OR [indirect access to ____________, a dedicated public street or highway, by way of the Access Easement recorded in Book _______ Page_______.]



6. The total number of striped parking spaces on the subject property is _____, including _____ designated handicap spaces.


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ALTA Land Title Survey

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