Everything to Know About ALTA Surveys

Bottom line: An ALTA/NSPS Land Title Survey gives property, title, lender, and public-owner teams a defensible picture of boundaries, easements, access, utilities, and site features.

• For project teams: The survey ties recorded documents to field conditions before design, transfer, financing, or development decisions are made.
• For decision-makers: It reduces the chance that hidden easements, encroachments, or access issues surface late.
• What to watch: Select the ALTA Table A items early so the field work, records review, and final map match the transaction.
• F&V perspective: Fleis & VandenBrink’s survey teams coordinate with attorneys, title companies, lenders, and municipalities on ALTA/NSPS surveys across Michigan and Indiana.

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Precise boundary data is a non-negotiable when buying, selling, or financing property. An ALTA/NSPS Land Title Survey provides the most detailed view of a parcel’s limits, easements, and features — information that lenders, title companies, and property owners depend on.

What Is an ALTA Survey?

An American Land Title Association (ALTA) survey verifies the legal description and any easements affecting a parcel. Conducted by a professional land surveyor, it’s often needed during commercial or residential property transactions.

Unlike a basic boundary survey, an ALTA/NSPS survey follows national standards to document improvements, utilities, and other visible or recorded elements that could affect ownership or use.

→ Learn more about F&V’s Land Surveying Services

When Do You Need an ALTA Survey?

Property owners, developers, and lenders request ALTA surveys for many reasons, including:

• Commercial real estate transactions
• Mortgage and refinancing requirements
• Resolving boundary line disputes
• Construction of new structures
• Obtaining or updating title insurance
• Purchasing vacant land
• Reassessing property value after renovations
• Performing due diligence during property transfer

What Does an ALTA Survey Include?

An ALTA survey produces a detailed map of all visible and record-based features tied to a parcel, including:

• Property boundaries and dimensions
• Rights-of-way and access points
• Easements and encroachments
• Building locations and improvements
• Utilities (above and below ground)
• Adjacent property information
• Zoning and flood zone data

This level of documentation helps property owners and lenders verify what exists on-site and how it aligns with recorded documents.

Why ALTA Surveys Matter in Real Estate Transactions

An accurate ALTA survey helps confirm property rights, reduce legal risks, and speed up closings. For developers and municipalities, it creates a dependable foundation for site design, drainage, and permitting.

Because each survey must meet strict ALTA and NSPS standards, working with a qualified firm makes sure every legal and physical detail is accurately accounted for.

Land Title Standards in Michigan and Indiana

Title insurance protects an owner’s legal rights to the land and any structures on it and covers issues that existed before the purchase or refinancing. The following outlines how the standards operate in Michigan and Indiana.

Michigan Land Title Standards

The Michigan Land Title Standards (MLTS), published by the State Bar of Michigan Real Property Law Section, provide a series of stated legal principles, each supported by statutes and case law.

First issued in the 1950s, these Standards are periodically supplemented and widely cited in Michigan courts.

They cover subjects such as the execution and recording of conveyances, easements, mineral rights, land contracts, mortgages and foreclosure, and other real property topics.

For surveyors and title professionals, one relevant statutory requirement is under Michigan law (MCL 54.211), which states that if a survey is prepared in connection with a conveyance of title (or lease over one year), a certified copy of that map must be recorded with the register of deeds unless already done.

Although the MLTS are not binding law themselves, they carry persuasive authority and promote clarity and consistency in land-title practice in Michigan.

Indiana Land Title & Survey Standards

While Indiana does not have a single codified “Land Title Standards” manual analogous to Michigan’s, the state’s surveying and title-insurance industries recognise the ALTA/NSPS Minimum Standard Detail Requirements (which apply nationally) and state-specific licensing and survey control requirements as managed by the Indiana Department of Transportation (INDOT) and professional surveyor boards.

Surveys undertaken to satisfy title insurance and commercial transaction needs generally follow the ALTA/NSPS standards to produce uniform and thorough documentation of boundaries, easements, improvements, and encumbrances.

The ALTA/NSPS standards were updated in 2021 (effective February 23, 2021) and include sections on records research, fieldwork, certification, plat/map deliverables, and optional “Table A” items that may be requested (e.g., utilities, zoning, wetlands).

In Indiana, title-insurance underwriters and lenders typically expect ALTA/NSPS surveys because they address risks that a basic boundary survey might not capture, including encroachments or unrecorded easements.

F&V’s ALTA Experience

Fleis & VandenBrink has completed more than 230 ALTA/NSPS Land Title Surveys over the past two decades. Our surveying teams coordinate closely with attorneys, title companies, and municipalities to deliver clear, defensible results for properties of every size and complexity.

Project Highlights

Serra Works

Serra Works of Rochester Hills needed surveys on two existing commercial sites being purchased in Rochester and Rochester Hills, Michigan.

F&V provided an ALTA/NSPS Land Title Survey for a 9.24-acre auto dealership with five separate legal descriptions containing overlaps and gaps. Our staff worked with attorneys, the title company, and city officials to resolve title issues and prepare updated descriptions before completing the survey.

We also completed an ALTA survey on a 1-acre auto body repair shop, part of an urban renewal plat. Documentation was provided to the lender to address boundary and access concerns.

F&V’s services included field measurements, office calculations, and project boundary staking, allowing Serra to finalize its purchase and loan.

Gemini Capital Management

A Mid-Michigan developer sought an ALTA survey for a 3-acre multi-family residential project. F&V provided boundary, topographic, and utility mapping to support design and lending.

Because the site bordered a FEMA special flood hazard area, our survey identified and documented the affected zone. Combining the

ALTA and design surveys allowed Gemini to save both cost and project time while maintaining full compliance.

Related Services

F&V’s survey work extends beyond property transactions. Our teams also document new infrastructure after construction and upload data to municipal GIS systems, which helps cities maintain accurate, up-to-date records.

Frequently Asked Questions

What’s the difference between an ALTA survey and a boundary survey?

A boundary survey confirms property lines, while an ALTA survey documents both boundaries and all visible improvements, easements, and recorded encumbrances.

How long does an ALTA survey take?

Timeframes depend on parcel size, terrain, and document research. Most projects take several weeks from initial fieldwork to the final deliverable.

Who pays for an ALTA survey?

In most transactions, the buyer or borrower covers survey costs as part of due diligence.

Do I need an ALTA survey for vacant land?

Yes. An ALTA survey verifies boundary accuracy and potential encumbrances before development or financing.

Get Started with Your ALTA Survey

Fleis & VandenBrink provides ALTA/NSPS Land Title Surveys across Michigan and Indiana. Our licensed surveyors coordinate with lenders, title companies, and municipal officials to deliver accurate documentation you can rely on.

Contact our team to discuss your project and request a proposal.