Table a ALTA Survey
In commercial real estate transactions, reviewing Table A of an ALTA/NSPS land title survey is one of the most critical due diligence responsibilities for real estate attorneys, commercial lenders, title insurance underwriters, and property developers. An ALTA survey—governed jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS)—is the gold standard of boundary and land assessment. While the minimum standard detail requirements govern core boundary and legal description lines, Table A is an optional menu of twenty-two specialized survey items that the client can explicitly select and negotiate. These items uncover vital property realities, from building dimensions and parking stall counts to zoning classifications, flood hazard boundaries, and underground utility locations. In this commercial real estate guide, we examine Table A items, zoning considerations, lender requirements, and cost impacts.
The ALTA/NSPS Survey Architecture, Minimum Standards, and Table A Optional Items
An ALTA/NSPS Land Title Survey is a rigorous legal boundary document prepared by a licensed professional land surveyor to satisfy the strict underwriting criteria of commercial title insurance companies and institutional mortgage lenders. Standard boundary surveys depict basic property lines, but an ALTA survey integrates recorded deed descriptions with title insurance commitments (specifically Schedule B-II easement exceptions). The Minimum Standard Detail Requirements mandate core boundary measurements, monumentation, rights-of-way, evidence of easements, and visible encroachments across boundary lines.
Table A serves as a negotiable add-on checklist of twenty-two specific elective items that customize the surveyor scope of work. Because every commercial property possesses unique risks—such as an industrial warehouse requiring underground utility mapping versus an office park needing strict parking space counts—Table A allows buyers, borrowers, and lenders to instruct the surveyor to perform specialized field measurements and data plotting tailored to the financing transaction.
Review the key Table A optional survey items most commonly demanded by commercial lenders below:
| Table A Item # | Survey Item Description | Field Scope / Investigation | Commercial Due Diligence Purpose |
|---|---|---|---|
| Item 1 | Monuments placed at all boundary corners | Physical iron pins or markers set | Verifies exact physical property lines |
| Item 4 | Gross land area calculation in acres/sq ft | Surveyor certifies exact parcel area | Confirms pricing per square foot in contract |
| Item 6 (a/b) | Zoning classification and setback lines | Plots setbacks & height restrictions | Detects municipal zoning non-compliance |
| Item 7 (a/b/c) | Building square footage and height | Measures exterior footprint & roof height | Verifies floor area ratio (FAR) compliance |
| Item 8 | Substantial features (parking lots, docks) | Plots all paved surfaces & curbing | Maps traffic flow and ingress/egress |
| Item 9 | Parking stall counts and striping | Counts regular and ADA accessible spaces | Ensures compliance with local parking ordinances |
| Item 11 | Underground utilities mapping (811 marks) | Plots buried gas, power, water, sewer | Crucial for development, excavation & easements |
Selecting Table A Item 11 (underground utilities) requires the surveyor to integrate 811 utility mark-outs and municipal utility records, revealing buried pipeline easements that could prohibit future structural building expansion.
Zoning Verification (Item 6), Flood Hazard Zones, and Lender Requirements
Among the most heavily scrutinized Table A elements is Item 6: Zoning. Item 6 is divided into two distinct sub-items. Item 6(a) requires the surveyor to list the municipal zoning classification on the survey face based on a zoning report or letter provided by the client. Item 6(b) instructs the surveyor to physically map and plot the building setback lines (front, rear, and side yard buffers) and height limits. This mapping reveals whether an existing commercial building encroaches into mandatory municipal setback buffers, which could trigger expensive zoning enforcement or prevent title insurance zoning endorsements (such as ALTA 3.1 Zoning Endorsement).
Institutional commercial lenders (life insurance companies, CMBS conduit lenders, and regional banks) universally issue standardized closing instruction checklists specifying mandatory Table A items. In addition to zoning and parking, lenders almost always mandate Item 3 (plotting FEMA 100-year flood hazard boundary lines), Item 8 (substantial site features), Item 10 (party walls), and Item 16 (wetland delineations if applicable). Because each Table A item requires additional field hours, research, and drafting, incorporating extensive Table A items increases survey fees by fifteen to fifty percent and extends turnaround timelines.
Examine typical commercial lender Table A demand packages and surveyor cost impacts below:
| Transaction Profile | Standard Table A Items Requested | Estimated Survey Cost | Turnaround Timeline |
|---|---|---|---|
| Refinance (Small Retail / Office) | Items 1, 4, 8, 9, 13 (Names of adjoining owners) | $2,500 to $4,500 | 3 to 4 Weeks |
| Acquisition (Large Industrial Warehouse) | Items 1, 3, 4, 6(b), 7(a), 8, 9, 11 (Utilities) | $4,500 to $8,500 | 4 to 6 Weeks |
| Ground-Up Development Land | Items 1, 2 (Topography), 3, 4, 11, 16 (Wetlands) | $6,000 to $12,000+ | 5 to 8 Weeks |
| Multi-Family Apartment Complex | Items 1, 3, 4, 6(b), 7(a), 8, 9 (ADA parking count) | $4,000 to $7,500 | 4 to 5 Weeks |
Providing the professional land surveyor with an updated title commitment, copies of all underlying recorded easement documents, and a clean zoning report early prevents survey revisions and closing delays.
How to Select Table A Items for an ALTA Survey in 4 Steps
Follow this practical 4-step commercial due diligence guide to review lender requirements, select Table A items, and engage a surveyor.
Review Commercial Lender Closing Checklist
Examine the loan commitment letter from your lender to identify mandatory Table A items required for loan closing and title policy issuance.
Consult Real Estate Attorney and Title Officer
Meet with your transactional legal counsel to determine whether additional items (such as Item 6b zoning setbacks or Item 11 utilities) are needed.
Issue Request for Proposal (RFP) to Licensed Surveyors
Send property legal descriptions, title commitments, and the completed Table A checklist to licensed professional land surveyors for pricing bids.
Review Preliminary Survey Map Against Table A Items
Verify that the draft survey explicitly depicts and certifies all requested Table A items before legal closing and title policy endorsement.
Frequently Asked Questions (8 Questions Answered)
Q1: What is Table A in an ALTA survey?
Table A is an optional menu of 22 specific survey items that clients and lenders can select to customize the scope of an ALTA/NSPS Land Title Survey.
Q2: Why is Table A Item 6 so important?
Item 6 addresses zoning classification and graphical mapping of building setback lines, confirming whether existing structures comply with municipal zoning regulations.
Q3: What is the difference between a boundary survey and an ALTA survey?
A boundary survey only locates property lines. An ALTA survey adheres to rigorous nationwide standards, plotting title easements, encroachments, and Table A data for title insurance.
Q4: Does Table A include underground utilities?
Yes. Table A Item 11 instructs the surveyor to locate and map underground utilities based on 811 utility markings, municipal records, and visible surface features.
Q5: How much does adding Table A items increase survey costs?
Selecting extensive Table A items (like topography, detailed parking counts, and utility mapping) typically increases the total survey fee by 15% to 50%.
Q6: Who selects the Table A items on a commercial real estate deal?
Table A items are typically negotiated by the buyer real estate attorney and dictated by the institutional commercial mortgage lender closing instructions.
Q7: What is Table A Item 9?
Item 9 requires the surveyor to count and map all parking stalls, including regular, striped, and ADA-accessible handicap spaces, verifying local parking code compliance.
Q8: How long does an ALTA survey with Table A items take to complete?
An ALTA survey typically takes 3 to 6 weeks from initial contract engagement to final delivery, depending on property size, weather, and utility research.
Final Thoughts & Key Takeaways
In conclusion, understanding table a alta survey 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.