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ALTA
SURVEYS
ALTA/ACSM
Survey
- The American Land Title Association
(ALTA) and the American Congress on
Surveying and Mapping (ACSM) has
prepared a set of standards to use when
preparing surveys. Those were designed
to give the title insurer, the buyer,
and/or the lender a drawing
(“survey”) showing where buildings,
improvements, easements and boundaries
were on a property. The latest adoption
of these standards was in 1999 and can
be viewed on our site or can be
downloaded for future reference. These
surveys typically involve properties
other than personal residential type
sites and provide “eyes” for all the
parties involved with the transaction.
The survey is prepared in conjunction
with a current title report and
supportive documents for the items
delineated within.
Design
Survey - Unlike the ALTA/ACSM
Survey, the design survey involves a bit
more detail. This type of survey
provides a three dimensional perspective
of the property by adding elevations and
contours to the survey plat, in addition
to existing improvements. In most cases,
the boundary is not shown on these
surveys, or a “record” boundary will
be shown for reference only.
Additionally easements of record are
typically not shown on the plat. This
type of survey is primarily for design
purposes for additional construction to
a property, or drainage analysis, and is
not prepared to ALTA standards. A title
report is not necessary to perform this
type of survey.
Encumbrance
Survey - An encumbrance survey is
similar to an ALTA but is still not
prepared in a manner to satisfy ALTA
standards. An Encumbrance survey
generally does not require field work,
the reason being, no site improvements
are shown on the survey. The survey will
show a “record” boundary, easements
and other encumbrances as delineated in
a provided title report and supportive
documents. The title report does not
need to be current, but it is strongly
recommended that one be ordered. This
type of survey is generally used for
planning or strategic development of a
property to show how burdened it may be
by outside entities.
ALTA/Design
Survey - This type of survey is
exactly what it is named. This is a
combination of the two types of surveys
all in one. It will show all
improvements, boundaries and
encumbrances to ALTA standards, in
addition to elevations and contours.
This type of survey can be costly, so it
is encouraged that if a request is made
for this type of survey the knowledge
that a cost difference can be dramatic.
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