What precisely are the ALTA/ACSM standards?

Since the early 1960's Land Surveyors have been performing ALTA Surveys on all types of commercial land. While there are many other varieties of land surveys, the ALTA Land Survey is unique, primarily because a different set of standards need to be met in order to complete the survey properly. Take into account that an ALTA Survey is done according to standards that were created jointly by a couple of different groups, namely the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM).

ALTA is the "voice of the abstract and title insurance industry." ACSM was a professional trade association of land surveyors. ACSM has since been merged with the National Society of Professional Surveyors (NSPS).

What precisely are the ALTA/ACSM standards? Fundamentally it is a standards relevant to property surveys to insure that all these surveying projects are similar to those done another area of the nation.

While this may look to be awkward, it actually provides you with more uniformity with the large numbers of surveys that will be examined. You can find one or two states who don't have land survey standards, though most actually have standards for land surveyors to follow. The thing is these are generally all totally different, and an individual who might be accountable for examining the survey drawings from quite a few jurisdictions can be overwhelmed.

The ALTA Land Surveys are actually not a federal stipulation. Federal law does not require making use of the ALTA Land Survey standards. Utilizing these ALTA Land Survey guidelines are normally at the request of the lending company on the specific properties or development. These projects could include department stores or hotels. As we stated earlier, the ALTA Surveys are not required, but the substantial amount of cash affected makes the alta surveys a good idea. Going without an ALTA land survey, isn't a good idea.

On a somewhat related matter, a large number of house purchasers, on the advise of the loan companies or legal professionals, have learned to forego having a survey on the land whenever they are praparing close on the loan on their home. Sadly, if they ever have a look at their title insurance coverage, these people would recognize that they aren't going to be protected against "anything which would be located with a good property survey." Thus, as a result, they aren't going to be covered by insurance from a situation like encroachments, property line problems, overlapping deeds, fence encroachments, unknown easements, etc.. The ALTA Land Title Survey offers this certainty to the mortgage lenders. And, if the mortgage loan companies want this important reassurance, then why shouldn't a home owner want the same assurance? What i'm saying is, it is the most significant investment decision which most folks will probably make throughout their lives.

Accuracy and Precision

ALTA Land Title Survey guidelines are particularly exacting. As an example ,, prior to any property survey the surveyor must receive and review deed research, to spot any kind of easements, or any other boundary problem that has to be covered on the property boundary survey drawing.

Several of the other components of the land survey are: Identify all monuments Identify adjoining right-of-ways, including their width Locate all the other obvious access onto or over the property Identify possession or occupation lines Locate improvements on the outside five feet of all of the property lines Identify encroaching structures onto or perhaps off the property Position of all the buildings Locate discovered evidence of unrecorded easements Identify items from Table A by the client or lender Must satisfy Relative Positional Precision guidelines

A few of the parts of the alta survey drawings are: Show all recorded easements as well as those located on the ground Clearly show discrepancies between record and measured distances Clearly show gaps and overlaps between the subject parcel and neighboring boundary lines Show zoning or local regulation information which may have an affect on the desired use The drawing needs to be minimum size and scale The drawing needs to contain the precise certification contained within the ALTA Title Survey guidelines Illustrate items from Table A by the client