Why Does an ALTA/NSPS Land Title Survey Take Time?

If you are buying, selling, or developing property, deadlines can get tight.

Along the way, you will need an ALTA/NSPS Land Title Survey. However, with shifting deadlines, many are often left asking “Can I get an ALTA/NSPS Land Title Survey right away?”

The surprising answer is no. We aren’t saying this to scare anyone, but to better prepare them for the realities of the level of effort and process involved with an ALTA/NSPS Land Title Survey within the scope of developing any property.

At Apex Land Surveying and Mapping LLC, we understand how urgent real estate timelines can feel. When it comes to an ALTA/NSPS Land Title Survey, the reality is that this level of surveying cannot be completed overnight without sacrificing accuracy and reliability.

What Makes an ALTA/NSPS Land Title Survey So Detailed

An ALTA/NSPS Land Title Survey is one of the most comprehensive deliverables in the land surveying profession.

ALTA/NSPS Land Title Surveys follow the Minimum Standard Detail Requirements jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). They are primarily used in commercial real estate transactions, but they can also be requested for high-value or complex residential properties.

To produce a defensible ALTA/NSPS Land Title Survey, our team at Apex Land Surveying and Mapping LLC must complete several critical steps:

• Research public records including deeds, plats, and previous surveys

• Review the title commitment to understand Schedule B exceptions

• Locate boundary evidence and site improvements in the field

• Analyze and reconcile boundary discrepancies

• Draft and depict all required survey elements

• Perform quality control to ensure compliance with ALTA/NSPS standards

This process is designed to provide a clear, accurate representation of the property for lenders, title companies, attorneys, and property owners. And unlike a basic boundary survey, an ALTA/NSPS Land Title Survey identifies not only the property’s boundaries, but also easements, rights-of-way, areas of concern (encroachments), improvements, and any title-related conditions that may impact ownership or future land use.

Because of the complexity involved, rushing any one of these steps increases the risk of incomplete or inaccurate results. This ultimately delays a closing or development project rather than speeding it up.

Why ALTA/NSPS Land Title Surveys Cannot Be Completed “By Tomorrow”

An ALTA/NSPS Land Title Survey is not simply about measuring land or documenting its characteristics. It is about ensuring that the legal, physical, and title-related conditions of the property all align.

Here are the most common reasons this work takes time:

• Extensive deed and record research is required before fieldwork even begins

• Field crews must locate and measure multiple site elements with precision

• Surveyors must interpret and map title exceptions, including easements and restrictions

• Boundary discrepancies often require further analysis before being finalized

• Lenders and title companies require surveys that meet ALTA/NSPS requirements, as incomplete work is not accepted

• Knowing and filling out the optional “Table A” form

For even a relatively small parcel, the standard timeline for an ALTA/NSPS Land Title Survey can take several weeks, not days. This helps create a realistic expectation between the client and the surveyor, and ensures the final product is both accurate and defensible for all parties involved.

Planning Ahead for Both Commercial and Residential Projects

Whether you are a commercial real estate professional or a residential property owner, the best way to avoid last-minute survey stress is to plan early.

Here are a few practical steps that can help:

• Engage your surveyor as soon as you have a contract or project scope

• Coordinate with your title company early, so the surveyor receives the title commitment and B-2 exceptions list with associated hyperlinks for the documents

• In addition to the surveyor’s research, clients may provide any available prior surveys or legal descriptions upfront to reduce research delays (if available)

• Allow sufficient time for fieldwork and analysis before closing or development begins

Proper scheduling not only helps ensure a timely survey, but also allows any issues, such as encroachments or title conflicts, to be addressed well before they become a problem.

Work with Apex Land Surveying and Mapping LLC for Your ALTA/NSPS Land Title Survey

At Apex Land Surveying and Mapping LLC, our goal is to provide clear, thorough, and dependable survey deliverables for our clients. While we always strive to meet project timelines, we also know that the integrity of the survey is what protects your investment.

If you have an upcoming project that may require an ALTA/NSPS Land Title Survey, we encourage you to reach out to our team as early as possible. That way, we can help ensure you receive a survey that is completed correctly, professionally, and with no surprises.