ALTA Table A Items: Item-by-Item Breakdown (Items 1 to 20)
ALTA Table A items represent the twenty standardized, optional survey specifications defined in the official 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys. Governed jointly by the American Land Title Association and the National Society of Professional Surveyors, these individual items allow legal counsel, commercial lenders, and developers to customize the surveyor's scope of investigation. From setting physical iron corner monuments to plotting off-site easements and mapping subterranean utility corridors, understanding each specific Table A item guarantees thorough risk management across commercial real estate transactions.
Comprehensive Overview and Foundational Insights
A standard baseline ALTA survey strictly delineates property boundary lines, identifies recorded easements referenced in the title commitment, and records visible surface improvements. However, modern commercial underwriting demands deeper physical intelligence. Institutional lenders financing retail shopping centers, industrial logistics parks, and medical office buildings cannot risk unrecorded encroachments or municipal zoning violations. Table A serves as an itemized menu where each item carries specific field protocols, legal implications, and associated surveying costs.
The 2021 revision of the ALTA/NSPS standards introduced crucial refinements to Table A items—most notably updating utility locating methodologies in Item 11, clarifying wetland responsibilities in Item 18, and updating easement guidelines in Item 19. Exploring the exact legal parameters, professional responsibilities, and practical utility of Items 1 through 20 empowers commercial real estate professionals to order surveys with surgical precision, avoiding costly revisions and closing delays.
Reviewing the specific scope and surveyor duties for Table A Items 1 through 10 illustrates foundational boundary, flood, and zoning requirements.
| Item Number | Item Title / Scope | Surveyor Duty & Deliverable | Typical Additional Cost Range |
|---|---|---|---|
| Item 1 | Monuments at Boundary Corners | Place physical iron rebar, pipes, or caps at all un-monumented boundary corners | $150 to $400 per corner |
| Item 2 | Address of Surveyed Property | Display municipal street address on survey map face based on physical inspection | Included / Nominal ($50-$100) |
| Item 3 | Flood Zone Classification | Graphically depict FEMA FIRM flood zones, map panel numbers, and base flood elevations | $150 to $350 |
| Item 4 | Gross Land Area | Calculate and display total property area in square feet and decimal acres | Included / Minimal ($50) |
| Item 5 | Vertical Relief / Contours | Map topographic contours and elevations across property ground | $800 to $2,500+ (Size dependent) |
| Item 6(a/b) | Zoning & Setback Lines | Plot zoning classification and graphic setback boundary lines based on zoning report | $400 to $900 (Requires zoning report) |
| Item 7(a/b/c) | Building Dimensions & Heights | Measure exterior building footprints, square footage, and total vertical structure heights | $300 to $1,000+ |
| Item 8 | Substantial Improvements | Map features like pavement, sidewalks, swimming pools, signs, and permanent landscaping | $250 to $600 |
| Item 9 | Striped Parking Spaces | Physically count and graphically depict striped parking stalls and ADA accessible spaces | $200 to $500 |
| Item 10 | Party Walls & Common Walls | Identify and delineate shared party walls with adjoining commercial buildings | $200 to $450 |
In-Depth Analysis and Comparative Benchmarks
Table A Items 1 through 4 establish the legal and geographical identity of the real estate parcel. While setting physical corner monuments under Item 1 might seem standard, many commercial boundaries rely strictly on legal deed descriptions without physical markers. Mandating Item 1 requires the surveyor to visit each corner physically, driving steel rebar or brass caps stamped with their professional license number into the soil, creating tangible boundaries that deter neighboring property encroachments.
The 2021 update brought major procedural clarity to Item 11 regarding underground utilities. Under the revised standard, the client must explicitly negotiate whether the surveyor relies on visible surface evidence (such as manholes and utility meters), 811 one-call paint markouts, municipal utility maps, or engages specialized private subsurface utility engineering (SUE) locating contractors. This prevents misunderstandings where buyers erroneously expect surveyors to locate deeply buried unrecorded fiber optic cables without specialized electronic detection gear.
Examining Table A Items 11 through 20 covers advanced subterranean infrastructure, easements, environmental features, and custom requirements.
| Item Number | Item Title / Scope | Surveyor Duty & Deliverable | Key Underwriting Value |
|---|---|---|---|
| Item 11 | Underground Utilities Evidence | Map 811 markouts, utility company plans, and surface utility hardware | Vital for avoiding utility line damage during development |
| Item 12 | Government Agency Surveys | Incorporate and tie into specific municipal, highway, or port authority surveys | Ensures compliance with state DOT road widening rights |
| Item 13 | Names of Adjoining Owners | List names of adjoining property owners per current tax assessment records | Aids in boundary dispute resolution and neighbor notices |
| Item 14 | Distance to Nearest Intersection | Measure distance from property corner to nearest road intersection centerline | Aids emergency routing and municipal access permitting |
| Item 15 | Rectified Aerial Imagery | Overlay surveyed property lines onto high-resolution georeferenced aerial imagery | Provides immediate visual context for non-technical stakeholders |
| Item 16 | Evidence of Earth Moving / Work | Note recent excavation, fill dirt, or construction indicative of mechanic's liens | Critical for title companies issuing mechanic's lien coverage |
| Item 17 | Proposed Construction Footprints | Plot planned future building footprints or proposed easements on survey map | Essential for pre-development and construction loan funding |
| Item 18 | Observed Wetlands Delineation | Locate wetland boundary marker flags set by certified environmental scientists | Protects against Clean Water Act violations and federal fines |
| Item 19 | Off-Site Easements | Survey off-site access, drainage, or parking easements benefiting the subject parcel | Verifies legal viability of shared access roads and utilities |
| Item 20 | Professional Liability Insurance | Surveyor attaches proof of active Errors & Omissions (E&O) insurance policy | Protects client against surveyor negligence and boundary errors |
Strategic Guidance and Expert Recommendations
Item 18 addresses observed environmental wetlands. Crucially, the ALTA standards specify that land surveyors are not certified environmental biologists and cannot legally classify or delineate wetlands. Item 18 requires the surveyor to locate and survey physical marker flags previously placed in the ground by a qualified environmental wetland consultant. This collaborative workflow ensures that protected environmental zones are accurately geo-referenced on the final boundary map.
Item 19 covers off-site easements that benefit the subject property, such as shared reciprocal easement agreements (REAs) in commercial retail plazas. If a shopping center relies on an adjoining parcel for access roads, shared storm water retention basins, or auxiliary parking, selecting Item 19 requires the surveyor to survey and verify those off-site easement corridors, ensuring the buyer maintains undisputed perpetual rights to essential shared infrastructure.
Item 20 serves as an open, negotiable provision where transaction parties can stipulate specific custom requirements. The most common use of Item 20 is mandating that the surveyor provide a certificate of Professional Liability (Errors & Omissions) Insurance, typically requiring limits of one million to five million dollars per occurrence. In addition, clients often use Item 20 to mandate specific CAD file delivery formats (such as AutoCAD .DWG) or unique state-specific certification wording.
How to Complete an ALTA Table A Checklist for a Commercial Transaction
Follow this five-step workflow to evaluate, select, and submit Table A items to your licensed land surveyor.
Review Lender's Non-Negotiable Table A Mandates
Examine the loan commitment document to identify the lender's required Table A items, marking them on the official 2021 ALTA Table A checklist.
Assess Site-Specific Due Diligence Needs
Evaluate property characteristics: add Item 9 for shopping centers with heavy parking requirements, Item 11 for industrial sites, or Item 18 for undeveloped acreage.
Order Independent Zoning and Environmental Reports
Commission a third-party zoning report (PZR) for Item 6 and engage an environmental scientist for Item 18 wetland flagging prior to field surveying.
Submit Signed Table A with Title Documents to Surveyor
Deliver the completed Table A checklist, Schedule B title documents, and municipal utility plans to the licensed surveyor to initiate fieldwork.
Verify Table A Deliverables on Draft Survey Map
Review the preliminary survey plat to confirm every checked Table A item is graphically illustrated and properly certified before closing.
Frequently Asked Questions (8 Questions Answered)
Q1: What are the ALTA Table A items?
ALTA Table A items are twenty optional, standardized specifications that can be added to an ALTA/NSPS land title survey to provide detailed data on zoning, parking, utilities, contours, and easements.
Q2: Which Table A items are required by commercial lenders?
Most commercial lenders mandate Table A Items 1, 2, 3, 6(a/b), 7(a), 8, 9, 11, and 16 to ensure comprehensive collateral protection and unencumbered title.
Q3: What changed in Table A Item 11 in the 2021 ALTA/NSPS standards?
The 2021 update clarified that surveyors are not responsible for locating buried utilities unless the client coordinates 811 markouts, provides utility plans, or hires private utility locating specialists.
Q4: Can a surveyor delineate wetlands under Table A Item 18?
No. Surveyors are not qualified wetland scientists. Item 18 requires the surveyor to locate physical wetland marker flags set in the field by a qualified environmental consultant.
Q5: What is Table A Item 16 regarding mechanic's liens?
Item 16 requires the surveyor to document evidence of recent earth-moving, construction, or building material deliveries, which alerts title underwriters to potential unrecorded mechanic's liens.
Q6: How does Table A Item 6 handle zoning setbacks?
Under Item 6(b), the surveyor graphically draws mandatory front, side, and rear setback lines onto the survey map, provided the client supplies an official municipal zoning report.
Q7: What is the purpose of Table A Item 20?
Item 20 is a customizable line item used to specify bespoke client requirements, most commonly mandating proof of the surveyor's professional liability insurance coverage.
Q8: How much does it cost to add all Table A items to an ALTA survey?
Adding every Table A item can increase survey costs by $3,000 to $10,000+ depending on property acreage, which is why parties carefully select only relevant items.
Final Thoughts & Key Takeaways
In conclusion, understanding alta table a items: item-by-item breakdown (items 1 to 20) 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.