Commonly Asked Questions about ALTA surveys:

What is a survey?

In short, a land survey is location of features on the earth.  Specifically, a boundary survey is a professional opinion of property line locations, based on the surveyor’s investigations to compare the best available record evidence with the best available field evidence.  Note that a survey also reflects comparisons of the property lines of the subject property with the property lines of adjoining properties, in order to identify any gaps or lappages.  Boundary lines of adjoining parcels should be congruent.  Gaps and lappages (or overlaps) are discrepancies between adjacent land parcel boundaries.

What is an “ALTA Survey”?

A survey which discloses and depicts certain information and matters relevant to land titles and title insurance coverage.  In very general terms, this survey is a boundary survey with all buildings shown.  Specifically, ALTA/ACSM Land Title Surveys are defined by a document attached to this report.

Should I expect ALTA surveys to cost more than surveys performed to minimum state standards?

Because the ALTA standards specify precisional standards in excess of most states’ minimum survey standards, the answer is often yes.  However, A.G. Zoutewelle Surveyors uses comparable techniques and methods when performing any survey, whether ALTA or basic boundary survey.  Therefore, ALTA surveys usually involve very modest additional cost.  ALTA surveys do have some distinctive certification and presentational details, including analysis of a title insurance commitment, so we simply need to know early in the process if an ALTA survey is required.

What are the Optional Table A items appended to the ALTA standards?

The Table A items are included in the ALTA/ACSM Land Title Survey specifications in order to enable the client to tailor the survey to address special areas of interest.  Several of the Table A items are required by minimum state standards in North Carolina (1, 2 and 4).  Others are frequently required by national lenders (3, 6, 7(a), 8, 9, 10, 11(a), 16, 17 and 18).

Does a survey show all easements?

Although surveys are intended to show any observable matters on the site, many easements are not apparent from an on-site inspection of the property.  Surveyors in North Carolina are required to check the Register of Deeds grantor list after the date of the source deed, but surveyors are not professional title abstractors.  When possible, have your surveyor review your title commitment or title policy in order to show all known recorded easements.

To read the ALTA/ACSM Land Title Survey Standards, click here.