ALTA Survey Table A Items: Optional Specifications, Checklists, and Land Title Due Diligence
An ALTA survey Table A items checklist represents the cornerstone of commercial real estate due diligence, title insurance risk mitigation, and comprehensive boundary verification. Jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS), these standardized requirements govern commercial property boundary surveys. While the standard Minimum Standard Detail Requirements establish baseline survey criteria, Table A offers an itemized menu of twenty optional responsibilities that lenders, purchasers, and title insurers negotiate to thoroughly inspect zoning, utilities, encroachments, and easements.
ALTA and NSPS Land Title Survey Framework and Purpose of Table A
The purpose of Table A is to provide transaction parties with customizable flexibility during complex land acquisitions and commercial financings. Baseline ALTA/NSPS surveys mandate establishing property boundaries, identifying recorded easements, and depicting visible physical improvements. However, multi-million dollar real estate transactions demand far deeper verification regarding municipal zoning setbacks, parking stall counts, subterranean utilities, flood hazard boundaries, and wetland delineations. Table A allows clients to specifically commission these specialized survey tasks in writing.
Selecting specific Table A items directly influences project cost, field survey duration, and title policy endorsement coverage. For example, selecting Item 11 (evidence of underground utilities) requires the surveyor to contact local 811 one-call locator services and map utility markings, significantly expanding field labor. Similarly, Item 6 (zoning classifications and setback lines) necessitates researching municipal zoning ordinances and planning department records. Legal teams and lenders work cooperatively to tailor Table A selections to the property specific asset class.
The 2021 Minimum Standard Detail Requirements outline twenty distinct Table A items that can be negotiated and included in the surveyor scope of work. Review the complete checklist summarized below.
| Item Number | Table A Specification Description | Data Source / Required Coordination | Primary Due Diligence Purpose | Impact on Survey Time & Cost |
|---|---|---|---|---|
| Item 1 | Monuments placed at all major boundary corners | Physical field installation by surveyor | Permanent physical marker verification | Moderate field labor addition |
| Item 2 | Address of the surveyed property | Municipal observation and tax parcel records | Confirms physical location matches legal deed | Minimal time and cost impact |
| Item 3 | Flood zone classification (FEMA FIRM map) | FEMA Flood Insurance Rate Map analysis | Determines flood insurance mandates for lenders | Low administrative cost |
| Item 4 | Gross land area and breakdown of parcels | Calculated by surveyor from boundary data | Validates leasable acreage and square footage | Low calculation time addition |
| Item 5 | Topographic contours and vertical elevations | Field elevations or public LiDAR data | Civil engineering grading and drainage reviews | Moderate to high field scanning cost |
| Item 6(a/b) | Zoning classification, setbacks, and height limits | Municipal zoning letter or zoning report | Verifies legal conformity and building setbacks | Moderate legal/zoning research time |
| Item 7(a/b) | Exterior building dimensions and square footage | Field laser measurements and aerial mapping | Verifies building footprint and leasable area | Moderate field survey time |
| Item 8 | Subterranean building features / basements | Architectural plans and visible access | Identifies underground structural encroachments | Moderate coordination effort |
| Item 9 | Parking space counts and stall striping | Direct field count and striping classification | Validates compliance with municipal parking codes | Low to moderate field labor |
| Item 11 | Evidence of underground utilities (one-call 811) | 811 utility markings and client records | Locates gas, power, water, and telecom lines | Substantial field time and coordination |
Comprehensive Breakdown of Critical Table A Items and Site Requirements
The negotiation of Table A items begins during the early stages of the purchase and sale agreement or loan origination process. Institutional lenders and title insurance underwriters typically provide a mandatory Table A checklist as part of their closing requirements. Because surveyors cannot independently accept liability for items without clear parameters, clients must provide necessary source documentation, such as municipal zoning letters, architectural drawings, or title commitments with underlying exception documents.
Item 6, which covers zoning classifications and building setbacks, is among the most intensely scrutinized Table A selections. Under the 2021 standards, a surveyor is not required to interpret ambiguous municipal zoning codes unless the client supplies an official zoning report or written letter from the local municipality. Once provided, the surveyor graphically plots building setback lines on the plat, enabling the title company to issue comprehensive zoning endorsements that protect lenders against costly zoning violation enforcement actions.
Advanced Table A items address specialized site risks, aerial imaging, and environmental constraints. The table below details items 13 through 20 and their application in commercial acquisitions.
| Item Number | Advanced Specification Detail | Specialist Collaboration Required | Legal and Risk Implication | Asset Class Typical Use |
|---|---|---|---|---|
| Item 13 | Names of adjoining property owners from tax records | County tax assessor parcel data | Identifies potential boundary dispute neighbors | All commercial acquisitions |
| Item 14 | Distance to nearest intersecting public street | Field measurement or GIS mapping | Validates physical road access and ingress | Rural and suburban land tracts |
| Item 15 | Rectified orthorectified aerial imagery overlay | Drone photogrammetry or licensed satellite | Provides visual site context over boundary linework | Large industrial, retail, logistics parks |
| Item 16 | Evidence of recent earth moving or construction | Field inspection by survey crew | Uncovers potential unrecorded mechanic liens | Newly constructed commercial assets |
| Item 17 | Proposed changes in street right-of-way lines | Municipal DOT highway widening plans | Prevents future eminent domain surprises | Urban corridors, highway retail pads |
| Item 18 | Observed wetland delineations and markers | Certified wetland biologist flagging | Protects against environmental permitting fines | Undeveloped land and raw acreage |
| Item 19 | Offsite easement lines and right-of-way routes | Title commitment recorded easement grants | Verifies legal utility and ingress access offsite | Landlocked parcels with shared access |
| Item 20 | Professional liability insurance documentation | Surveyor insurance carrier certificate | Protects lender/buyer against surveying errors | Institutional lender requirement |
Commercial Real Estate Due Diligence, Lender Demands, and Survey Coordination
Item 11, relating to underground utilities, requires careful coordination between the surveyor, property management, and public utility locating services. The surveyor maps visible surface features—such as manholes, hydrants, valve covers, and utility poles—and integrates underground markings painted by 811 locators. However, because public utility locators frequently refuse to mark private lines inside commercial shopping centers or industrial campuses, hiring a private utility locating contractor is often necessary to achieve a truly comprehensive utility map.
Item 9 addresses parking space counts and striping configurations, which are critical for retail shopping centers, multifamily apartment complexes, and office parks. The surveyor counts standard, compact, and ADA-accessible spaces, noting whether striping is clearly visible or badly faded. Real estate attorneys compare these physical counts against local municipal zoning requirements to verify that the property maintains adequate off-street parking to avoid building code non-compliance penalties.
Finalizing an ALTA survey requires the professional land surveyor to execute a standardized certification statement incorporating the approved Table A items. The certification must explicitly name the purchaser, lender, title insurance underwriter, and any other designated parties, affirming that the survey meets the 2021 ALTA/NSPS standards. Delivering a thoroughly executed Table A survey eliminates survey exceptions from the title policy, ensuring unencumbered property transfer and secure mortgage financing.
How to Select and Coordinate ALTA Survey Table A Items for Closing
Follow this strategic roadmap to assemble your Table A checklist, obtain competitive surveyor proposals, and satisfy lender closing deadlines.
Review Lender and Title Underwriter Survey Mandates
Request the mandatory survey instruction package from your lender and title insurer to determine exactly which Table A items are required for policy endorsements.
Collect Property Records and Order a Zoning Report
Gather existing site plans, utility drawings, and order an independent commercial zoning report to provide the surveyor with the documentation needed for Item 6.
Solicit Proposals from Licensed Professional Land Surveyors
Distribute a clear request for proposal (RFP) specifying the exact Table A items requested, site boundaries, and target closing delivery dates.
Coordinate Site Access and 811 Utility Locate Calls
Arrange site access for the survey field crew and ensure that municipal 811 locators or private utility locators mark underground infrastructure before fieldwork begins.
Review the Draft Survey Plat and Verify Table A Deliverables
Examine the preliminary draft survey plat alongside your title commitment, verifying that all selected Table A items, easements, and setbacks are clearly depicted.
Frequently Asked Questions (8 Questions Answered)
Q1: What is Table A in an ALTA survey?
Table A is a menu of 20 optional survey responsibilities and specifications that parties to a commercial real estate transaction can select to customize the surveyor scope of work.
Q2: What is the difference between a standard boundary survey and an ALTA survey?
A boundary survey maps legal property lines and corners, while an ALTA survey adheres to rigorous nationwide standards, detailing title encumbrances, easements, improvements, and Table A options.
Q3: Why do commercial lenders require Table A Item 11 for utilities?
Item 11 identifies visible and located underground utilities, ensuring that utility lines do not conflict with planned building improvements or violate recorded easement boundaries.
Q4: Does an ALTA survey verify zoning compliance?
If Table A Item 6 is selected and the client provides a zoning report, the surveyor will graphically depict zoning setbacks on the survey plat, allowing title companies to issue zoning endorsements.
Q5: Who pays for an ALTA survey and Table A items?
In commercial real estate transactions, the buyer or commercial borrower typically pays all costs associated with commissioning the ALTA survey and selected Table A items.
Q6: How long does an ALTA survey with Table A items take to complete?
A comprehensive ALTA survey generally requires three to six weeks, depending on property size, boundary complexity, and the number of Table A items selected.
Q7: What is Table A Item 9 and why is it important for retail properties?
Item 9 requires the surveyor to count and map all parking spaces, including ADA accessible stalls, ensuring the property meets minimum municipal parking code ratios.
Q8: What happens if Table A Item 18 (wetlands) is marked on the survey?
The surveyor depicts wetland boundaries delineated by a certified environmental specialist, alerting developers to federally protected areas where construction is restricted.
Final Thoughts & Key Takeaways
In conclusion, understanding alta survey table a items: optional specifications, checklists, and land title due diligence provides essential clarity, practical strategies, and actionable advice. By incorporating these foundational insights, adhering to verified safety guidelines, and following structured best practices, you ensure reliable, long-term outcomes while preventing common mistakes. Stay informed, consult certified professionals when needed, and maintain consistent quality care.