Improved Commercial Site
Improved commercial property with parking, floodway conditions, recorded access and utility easements, building information, and an extensive Table A scope.
Surveying Services / Land Title Surveys
ALTA/NSPS Land Title Survey
NATIONAL STANDARDS FOR DETAILED LAND TITLE SURVEYS.An ALTA/NSPS Land Title Survey provides a detailed, standards-based view of a property's boundaries, easements, rights-of-way, improvements, access-related conditions, and other title-related conditions. It supports title review, financing, due diligence, and other transaction requirements for improved or unimproved property.
What It Is
A National Standard for Land Title Surveying.
An ALTA/NSPS Land Title Survey is a comprehensive survey of real property prepared in accordance with the current Minimum Standard Detail Requirements jointly adopted by the American Land Title Association and the National Society of Professional Surveyors. The current standards became effective February 23, 2026.
The survey combines a professional boundary determination with field and record information concerning easements, rights-of-way, access-related conditions, improvements, encroachments, and other property conditions relevant to the transaction. It provides a coordinated source of survey information for buyers, lenders, title companies, attorneys, property owners, and other parties involved in the transaction.
What sets an ALTA/NSPS survey apart
National standardPrepared under the current ALTA/NSPS Minimum Standard Detail Requirements jointly adopted by the American Land Title Association and the National Society of Professional Surveyors.
Title & record coordinationApplicable title and record information is coordinated with the boundary determination and field information shown on the survey.
Transaction-specific scopeThe required scope can vary based on the property, transaction requirements, and any optional Table A items requested by the client and agreed to by the surveyor.
Professional oversightThe survey is prepared under the direction and review of a Texas Registered Professional Land Surveyor.
What the Survey Documents
A Clear View of the Property and the Matters Affecting It.
01Boundary EvidenceProfessional boundary determination based on record information and field evidence.
02Easements & Rights-of-WayRecorded interests affecting the property as addressed through the title materials and applicable survey scope.
03AccessPhysical and record information relevant to how the property connects to adjoining streets or rights-of-way.
04ImprovementsBuildings and other required visible improvements located through fieldwork.
05EncroachmentsApparent relationships between observed improvements, boundary lines, and applicable property interests.
06Transaction RequirementsTitle commitment information, optional Table A items, and other agreed transaction-specific requirements.
Getting Started
What We Need to Start, and What Can Follow.
An ALTA/NSPS survey needs a clearly defined scope before Eagle prices and accepts the work. Requested Table A items must be identified before we prepare the proposal because they can materially affect the research, fieldwork, drafting, and overall effort required. Any lender- or title-specific survey requirements must also be reviewed and accepted before work begins. The current title commitment, supporting exception documents, and parties to be named in the certification can be provided later as they become available, provided the information does not materially change the agreed scope or schedule.
Eagle Surveying provides ALTA/NSPS Land Title Surveys throughout Texas, with teams serving North Texas and Central Texas from our Denton and Waco offices.
Before We Quote Property address or location Legal description or deed information Requested Table A items Requested delivery date Prior survey, if available
Before Work Begins Lender or title-specific survey requirements Agreed survey scope Accepted proposal and delivery schedule Known transaction contacts
Can Follow Later Current title commitment Supporting title exception documents Parties to be named in the certification Updated closing information Other information that does not materially change the agreed scope
Common Transactions & Uses
When an ALTA/NSPS Land Title Survey Is Needed.
ALTA/NSPS Land Title Surveys are used in a wide range of real estate transactions and property reviews when the parties need a nationally recognized survey standard and a coordinated view of the boundary, title matters, access-related conditions, improvements, and other property conditions. They may be requested by buyers, sellers, lenders, title companies, attorneys, developers, investors, and other parties involved in the transaction.
01
Property acquisitions
Due diligence for buyers acquiring improved or unimproved real estate when the transaction requires an ALTA/NSPS Land Title Survey.
02
Property sales & dispositions
Survey documentation supporting the sale, transfer, or disposition of real property.
03
Financing & refinancing
Land title survey information required by lenders for new financing, refinancing, or changes in lending requirements.
04
Title insurance review
Boundary and property information used with the title commitment and title insurance process.
05
Real estate due diligence
Detailed survey information used by buyers, investors, attorneys, developers, and other parties evaluating a property before a transaction is completed.
06
Development & redevelopment sites
Raw land, redevelopment sites, and other properties where boundary, access, easement, improvement, or title conditions may affect future plans.
07
Multi-parcel & assemblage transactions
Transactions involving multiple tracts, parcels, legal descriptions, or ownership records that need to be coordinated.
08
Portfolio transactions
Acquisitions, dispositions, or financing involving multiple properties that require a consistent land title survey approach.
09
Ground lease transactions
Survey requirements associated with long-term ground leases and related financing or title review.
10
Complex & institutional properties
Industrial, data center, retail, medical, multifamily, investment, and other properties where improvements, access, easements, adjoining conditions, or title matters require detailed documentation.
Our Process
The Work Behind the Final ALTA/NSPS Survey.
01
Research & Title Review
Research deeds, plats, prior surveys, adjoining records, available title materials, and other applicable source documents.
02
Fieldwork
Locate boundary evidence, improvements, observed access points, and other required observable conditions within the agreed scope.
03
Drafting & Survey Production
Bring the research, field data, title information, applicable Table A requirements, and project information into the survey drawing.
04
QA/QC
Review the survey, research, field information, drafting, title items, and applicable scope requirements for completeness and consistency.
05
Registered Professional Land Surveyor Review
A Texas Registered Professional Land Surveyor reviews the survey, boundary determination, supporting information, and applicable professional requirements before final issuance.
06
Final Survey
Complete and issue the signed and sealed ALTA/NSPS Land Title Survey.
Final Survey
Where Boundary, Title, and Field Evidence Come Together.
The final ALTA/NSPS survey brings the boundary determination, field information, title matters, access-related conditions, improvements, and agreed transaction requirements into one coordinated survey document.
Typical information coordinated on the survey Boundary Title exceptions & easements Access Improvements Table A scope
Selected ALTA Experience
Representative ALTA Survey Examples.
Example Eagle ALTA/NSPS projects include improved commercial property, multi-tract sites, and sites involving recorded easements, rights-of-way, flood information, improvements, and transaction-specific Table A scope. Descriptions below are intentionally generalized.
Commercial Site with Parking & Easements
Example ALTA/NSPS survey documenting an improved commercial property with extensive parking, access drives, utility and drainage easements, building improvements, and other recorded conditions.
Multi-Tract / Right-of-Way Site
Example ALTA/NSPS survey spanning multiple tracts with unimproved and abandoned rights-of-way, utility and floodway easements, and coordinated boundary and title information.
Current StandardFebruary 23, 2026
ALTA/NSPS Minimum Standard Detail Requirements.
Transaction ScopeTable A Items
Table A contains optional items. They are requested by the client and agreed to by the surveyor, and they affect the survey scope.
Professional OversightTexas Registered Professional Land Surveyor
Fieldwork and final documentation are completed under this professional direction.
Official Standards Resources
2026 Minimum StandardsOfficial ALTA/NSPS Minimum Standard Detail Requirements effective February 23, 2026.View 2026 Standards →
Table A Optional ItemsReview the current optional survey responsibilities and specifications before selecting the requested scope.View Table A →
ALTA Standards ResourcesOfficial standards information, FAQs, redlines, and supporting resources from ALTA.View ALTA Resources →
Frequently Asked Questions
ALTA/NSPS Land Title Survey FAQs
An ALTA/NSPS Land Title Survey is a comprehensive survey of real property prepared under the current Minimum Standard Detail Requirements jointly adopted by the American Land Title Association and the National Society of Professional Surveyors. It combines a professional boundary determination with information concerning easements, rights-of-way, access-related conditions, improvements, encroachments, and other property conditions used for due diligence, financing, title review, and transaction coordination.
An ALTA/NSPS survey may be requested for property acquisitions, dispositions, financing, refinancing, title insurance review, institutional transactions, ground leases, multi-parcel transactions, development-site due diligence, and other transactions requiring the ALTA/NSPS standard. The lender, title company, buyer, attorney, investor, or transaction documents may specify the survey and optional Table A items. Eagle Surveying confirms the required scope, including any Table A items, with the client before the survey is quoted and accepted.
ALTA/NSPS survey pricing depends on the size and complexity of the property, the number of parcels, the title commitment and record research, existing improvements, easements, selected Table A items, location, and schedule. A multi-parcel industrial site with extensive improvements is a different scope than a single vacant tract. Eagle Surveying prices each ALTA/NSPS Land Title Survey from the requested Table A items, the available title and record information, and actual property conditions rather than a flat per-acre rate.
The schedule depends on record research, title documents, property size, field conditions, selected Table A items, and transaction deadlines. Multi-parcel, heavily improved, heavily vegetated, or rural properties generally require more time than a single vacant tract. Eagle Surveying confirms the proposed delivery date after reviewing the title materials, property conditions, requested scope, and closing requirements.
Request an ALTA/NSPS Proposal.
Send the property information, the requested Table A items, and any lender or title requirements that apply. Eagle will confirm the scope, prepare the proposal, and coordinate the remaining title information as it becomes available.
Property address / locationLegal descriptionRequested Table A itemsLender or title requirementsPrior survey, if availableDelivery / closing timeline