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Survey for Lender/Title (ALTA/NSPS?)

If a lender or title company is involved, they may require an ALTA/NSPS survey (especially for commercial deals) or a boundary survey.

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Do you need ALTA/NSPS or just a boundary survey?

The phrase “survey required” is not enough by itself. Commercial deals often point to an ALTA/NSPS survey with named Table A items because the lender, title company, and closing team want a specific national standard. Residential deals may only need a boundary survey, a recent prior survey, or an update depending on the transaction.

If the request came from a lender, title officer, or closing attorney, ask them to send the exact requirement before you compare quotes. That is the fastest way to avoid paying for the wrong scope.

What your lender/title usually wants

  • Commercial transactions: often require ALTA/NSPS with specific Table A items.
  • Residential transactions: may need a boundary survey, or may accept an existing survey depending on age/conditions.
  • Refinance: requirements vary — ask the lender/title company for the exact survey language.
Get the exact requirement in writing. “ALTA required” or “survey required” can mean different deliverables depending on the deal.

What to send a surveyor (to get accurate quotes)

  • Property address + parcel/lot info (or legal description if you have it).
  • Title commitment / pro forma title policy (if available).
  • Any lender/title checklist and the requested Table A items (for ALTA/NSPS).
  • Timeline (closing date) and access constraints.

What changes ALTA/NSPS pricing?

  • Table A items: requested extras can materially change field, office, and research time.
  • Property complexity: multi-parcel sites, active commercial sites, easements, and unusual improvements raise scope.
  • Title coordination: incomplete title documents or late checklist changes create rework.
  • Deadline pressure: closing dates compress review, field time, and draft turnaround.

If you are still deciding between boundary and ALTA work, compare the scope on Boundary vs Topo vs ALTA before you request quotes.

Typical cost

ALTA/NSPS surveys are often more expensive because of the required items and coordination with title/record matters. For ballpark ranges, see the Cost Guide.

FAQ

Do I need an ALTA/NSPS survey or a boundary survey?

It depends on the transaction and lender/title requirements. Commercial deals often require ALTA/NSPS with specific Table A items. For residential deals, requirements vary and may be boundary-only.

What documents should I send a surveyor for accurate quotes?

Send the address, parcel/lot or legal description, title commitment/pro forma policy (if available), the requested Table A items, and your closing timeline. If you’re unsure what the lender means, start with Compare Survey Types.

Can an existing survey be reused or recertified?

Sometimes. The survey may need recertification or updates depending on lender/title requirements, the survey’s age, and whether monuments/improvements can be verified.

How long does an ALTA/NSPS survey take?

Timelines vary, but ALTA/NSPS work often takes longer than a typical residential boundary survey due to required items and title/records coordination. For exact timing, request quotes.

Related next steps

If price is the main question, start with the Cost Guide. If you are still sorting out the right survey type, use What Land Survey Do I Need?.

Are you a land surveyor?

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