ALTA/ACSM/NSPS Title Surveys
An ALTA/ACSM/NSPS Land Title Survey—usually shortened to ALTA/NSPS—is the nationally recognized standard for high-stakes real-estate transactions. It goes well beyond a basic boundary survey by aligning record documents with current field evidence to produce a certified plat that lenders, title underwriters, attorneys, and engineers can rely on. The map depicts parcel lines and corners, adjoining streets, recorded easements and rights-of-way, visible improvements, access points, and occupation features such as fences or walls. It also carries a formal surveyor’s certification and notes that explain sources of data and any limiting conditions.
Why Our Professional Surveys Are Needed
Commercial and multifamily deals move fast, with little tolerance for unknowns. Lenders often require an ALTA/NSPS survey before funding, and title companies depend on it for specific endorsements. The survey surfaces risks early: encroachments across lines, missing or inadequate legal access, parking or signage built over easements, utilities running through planned building areas, or monuments that disagree with the deed. For development and adaptive reuse, it informs site layout, setback compliance, and permitting—reducing redesign after reviewer comments. For owners and asset managers, it becomes a dependable reference for leases, improvements, refinancing, and sales. Most importantly, it tightens the closing timeline by converting vague descriptions and old drawings into clear facts everyone can agree on.
Different Surveys
Although the national standard is consistent, ALTA/NSPS surveys are customizable through Table A—a menu of optional responsibilities and specifications you can select to fit the transaction. Common choices include addresses and adjoiners, building dimensions and heights, striping and parking counts, curb cuts and access details, flood-zone reporting, visible utilities with one-call coordination, and topographic or contour data for preliminary grading. Many clients add gross and net land area, ties to geodetic control, measured setbacks, and zoning report integration when a third-party study is provided. For portfolios and multi-parcel deals, we apply a consistent scope across locations and deliver uniform plats and CAD files. When a closing shifts, we provide update surveys and recertifications so the lender and title needs stay aligned without restarting the entire process.
Our Process
Our process starts with listening: your closing date, lender checklist, underwriter expectations, and selected Table A items. We review the title commitment—Schedules A and B-II—along with recorded plats, easements, and prior surveys to build the record picture. In the field, our crews recover and set monuments, measure lines with total stations and GNSS, locate improvements and occupation evidence, confirm access points, and coordinate utility locators when utilities are in scope. Back in the office, we reconcile, record, and measure evidence using the hierarchy of boundary principles, overlay recorded easements, draft a clean, layered plat, and compose notes tailored to your deal. Before finalizing, we run QA against the standard and your Table A selections, and deliver signed and sealed plats plus CAD files your design team can use immediately.
Why AxisLine
ALTA surveys are about communication as much as measurement. We maintain an issues log for counsel, title, and lenders, flagging red- and yellow-light items early so they can be resolved without drama. Our maps read cleanly—clear symbology, callouts, and practical notes anticipating reviewer questions. Need a mid-process lender add or revised certification? We turn changes quickly because our files are structured for speed and traceability. Whether you’re acquiring a single pad site, refinancing an industrial campus, or mapping a portfolio, AxisLine Land Surveyor brings disciplined fieldwork and deal-savvy coordination to keep closings on time. Proudly serving clients in Port St. Lucie, FL, we deliver clarity at the property line so your project can move forward.