END TO ENDLESS
KNOWLEDGE
Surveying—It’s
All in The Details!
A Guide Designed To Help You Understand Surveys,
Including Types Of Surveys
And What To Expect On Your Survey
First American Commercial Due Diligence Services
1700 S. Broadway, Building ‘E’
Moore, OK 73160
405.378.5800
www.firstamcds.com
Customer Service 877.998.2620
© 2012 First American Financial Corporation and/or its affiliates. All rights reserved.
First American Commercial Due Diligence Services
1700 S. Broadway, Building ‘E’
Moore, Oklahoma 73160
Surveying It’s All in the Details
Description:
In this class you will gain a brief understanding of the “The Job of a Surveyor” and understanding of
surveying procedures. Some of the items covered will include the different types of surveys,
equipment used, typical problems surveyors run into on a daily basis and the 2011 ALTA/ACSM
Standards. Upon completion of the Survey 101 class you will also gain or improve those important
skills necessary to acquire data from a survey and review for the most significant 2011 changes.
Topics:
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The Definition of Surveying
Various types of land surveys
Surveying Errors; Types of Errors; Precision and Accuracy
Easements; Building Lines and Encroachments
Legal Descriptions; Area Calculations
Surveying instruments
New Technologies
Goals:
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How information is gathered to create a survey
Essential skills necessary to acquire data from a map and/or plat needed for
several uses including insurance purposes
Understand the changes in 2011 ALTA/ACSM requirements
Resources:
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Surveying It’s All in the Details
Glossary of Surveying Terms
Class Duration: 1hour +/- Q&A
Page 1
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
MINIMUM STANDARD DETAIL REQUIREMENTS FOR
ALTA/ACSM LAND TITLE SURVEYS
(Effective February 23, 2011)
1.
Purpose - Members of the American Land Title Association (ALTA) have specific needs, unique
to title insurance matters, when asked to insure title to land without exception as to the many matters
which might be discoverable from survey and inspection, and which are not evidenced by the public
records.
For a survey of real property, and the plat, map or record of such survey, to be acceptable to a title
insurance company for the purpose of insuring title to said real property free and clear of survey matters
(except those matters disclosed by the survey and indicated on the plat or map), certain specific and
pertinent information must be presented for the distinct and clear understanding between the insured, the
client (if different from the insured), the title insurance company (insurer), the lender, and the surveyor
professionally responsible for the survey.
In order to meet such needs, clients, insurers, insureds, and lenders are entitled to rely on surveyors to
conduct surveys and prepare associated plats or maps that are of a professional quality and appropriately
uniform, complete and accurate. To that end, and in the interests of the general public, the surveying
profession, title insurers and abstracters, the ALTA and the National Society of Professional Surveyors,
Inc. (NSPS) jointly promulgate the within details and criteria setting forth a minimum standard of
performance for ALTA/ACSM Land Title Surveys. A complete 2011 ALTA/ACSM Land Title Survey
includes the on-site fieldwork required under Section 5 herein, the preparation of a plat or map showing
the results of the fieldwork and its relationship to record documents as required under Section 6 herein,
any information in Table A herein that may have been negotiated with the client, and the certification
outlined in Section 7 herein.
2.
Request for Survey - The client shall request the survey or arrange for the survey to be
requested, and shall provide a written authorization to proceed from the person or entity responsible for
paying for the survey. Unless specifically authorized in writing by the insurer, the insurer shall not be
responsible for any costs associated with the preparation of the survey. The request shall specify that an
"ALTA/ACSM LAND TITLE SURVEY" is required and which of the optional items listed in Table A herein,
if any, are to be incorporated. Certain properties, including, but not limited to, marinas, campgrounds,
trailer parks and leased areas, may present issues outside those normally encountered on an
ALTA/ACSM Land Title Survey. The scope of work related to such properties should be discussed with the
client, lender and insurer, and agreed upon in writing prior to requesting the survey. The client may need
to secure permission for the surveyor to enter upon the property to be surveyed, adjoining properties, or
offsite easements.
3.
Surveying Standards and Standards of Care
A. Effective Date - The 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title
Surveys are effective February 23, 2011. As of that date, all previous versions of the Minimum
Standard Detail Requirements for ALTA/ACSM Land Title Surveys are superseded by these
standards.
Page 1 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
B. Other Requirements and Standards of Practice - Some Federal agencies, many states and
some local jurisdictions have adopted statutes, administrative rules and/or ordinances that set out
standards regulating the practice of surveying within their jurisdictions. In addition to the standards
set forth herein, surveyors shall also conduct their surveys in accordance with all applicable
jurisdictional requirements and standards of practice. Where conflicts between the standards set
forth herein and any such jurisdictional requirements and standards of practice occur, the more
stringent shall apply.
C. The Normal Standard of Care - Surveyors should recognize that there may be unwritten local,
state, and/or regional standards of care defined by the practice of the ‘prudent surveyor’ in those
locales.
D. Boundary Resolution - The boundary lines and corners of any property being surveyed as part of
an ALTA/ACSM Land Title Survey shall be established and/or retraced in accordance with
appropriate boundary law principles governed by the set of facts and evidence found in the course
of performing the research and survey.
E. Measurement Standards - The following measurement standards address Relative Positional
Precision for the monuments or witnesses marking the corners of the surveyed property.
i. “Relative Positional Precision” means the length of the semi-major axis, expressed in feet or
meters, of the error ellipse representing the uncertainty due to random errors in
measurements in the location of the monument, or witness, marking any corner of the
surveyed property relative to the monument, or witness, marking any other corner of the
surveyed property at the 95 percent confidence level (two standard deviations). Relative
Positional Precision is estimated by the results of a correctly weighted least squares
adjustment of the survey.
ii. Any boundary lines and corners established or retraced may have uncertainties in location
resulting from (1) the availability, condition, history and integrity of reference or controlling
monuments, (2) ambiguities in the record descriptions or plats of the surveyed property or its
adjoiners, (3) occupation or possession lines as they may differ from the written title lines, and
(4) Relative Positional Precision. Of these four sources of uncertainty, only Relative Positional
Precision is controllable, although due to the inherent errors in any measurement, it cannot be
eliminated. The magnitude of the first three uncertainties can be projected based on evidence;
Relative Positional Precision is estimated using statistical means (see Section 3.E.i. above
and Section 3.E.v. below).
iii. The first three of these sources of uncertainty must be weighed as part of the evidence in the
determination of where, in the surveyor’s opinion, the boundary lines and corners of the
surveyed property should be located (see Section 3.D. above). Relative Positional Precision
is a measure of how precisely the surveyor is able to monument and report those positions; it
is not a substitute for the application of proper boundary law principles. A boundary corner or
line may have a small Relative Positional Precision because the survey measurements were
precise, yet still be in the wrong position (i.e. inaccurate) if it was established or retraced using
faulty or improper application of boundary law principles.
iv. For any measurement technology or procedure used on an ALTA/ACSM Land Title Survey,
the surveyor shall (1) use appropriately trained personnel, (2) compensate for systematic
errors, including those associated with instrument calibration, and (3) use appropriate error
propagation and measurement design theory (selecting the proper instruments, geometric
layouts, and field and computational procedures) to control random errors such that the
maximum allowable Relative Positional Precision outlined in Section 3.E.v. below is not
exceeded.
Page 2 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
v. The maximum allowable Relative Positional Precision for an ALTA/ACSM Land Title Survey is
2 cm (0.07 feet) plus 50 parts per million (based on the direct distance between the two
corners being tested). It is recognized that in certain circumstances, the size or configuration
of the surveyed property, or the relief, vegetation or improvements on the surveyed property
will result in survey measurements for which the maximum allowable Relative Positional
Precision may be exceeded. If the maximum allowable Relative Positional Precision is
exceeded, the surveyor shall note the reason as explained in Section 6.B.ix below.
4.
Records Research - It is recognized that for the performance of an ALTA/ACSM Land Title
Survey, the surveyor will be provided with appropriate data which can be relied upon in the preparation of
the survey. The request for an ALTA/ACSM Land Title Survey shall set forth the current record description
of the property to be surveyed or, in the case of an original survey, the current record description of the
parent parcel that contains the property to be surveyed. Complete copies of the most recent title
commitment, the current record description of the property to be surveyed (or, in the case of an original
survey, the parent parcel), the current record descriptions of adjoiners, any record easements benefiting
the property, the record easements or servitudes and covenants burdening the property (all hereinafter
referred to collectively as "Record Documents"), documents of record referred to in the Record
Documents, documents necessary to ascertain, if possible, the junior/senior relationship pursuant to
Section 6.B.vii. below, and any other documents containing desired appropriate information affecting the
property being surveyed, and to which the ALTA/ACSM Land Title Survey shall make reference, shall be
provided to the surveyor for use in conducting the survey. Reference is made to Section 3.B. above.
5.
Field Work - The Survey shall be performed on the ground (except as otherwise negotiated
pursuant to Table A, Item 15 below, if selected by the client), and the field work shall include the following:
A. Monuments
i. The location and description of any monuments or lines that control the boundaries of the
surveyed property.
ii. The location, size and type of any monuments found (or set, if Table A, Item 1 is requested by
the client, or if otherwise required – see Section 3.B. above) on the boundary of the surveyed
property.
B. Rights of Way and Access
i. The distance from the appropriate corner or corners of the surveyed property to the nearest
right of way line, if the surveyed property does not abut a right of way.
ii. The name of any street, highway or other public or private way abutting the surveyed property,
and the width and location of the travelled way relative to the nearest boundary line of the
surveyed property.
iii. Visible evidence of physical access (such as, but not limited to, curb cuts and driveways) to
any abutting streets, highways or other public ways.
iv. The location and character of vehicular, pedestrian or other forms of access by other than the
apparent occupants of the surveyed property to or across the surveyed property, including,
but not limited to driveways, alleys, private roads, sidewalks and footpaths observed in the
process of conducting the survey.
v. Without expressing a legal opinion as to ownership or nature, the location and extent of any
potentially encroaching driveways, alleys, and other ways of access from adjoining properties
onto the surveyed property observed in the process of conducting the survey.
Page 3 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
C.
D.
E.
F.
G.
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
vi. Where documentation of the width or location of any abutting street, road or highway right of
way was not disclosed in Record Documents provided to the surveyor or was not otherwise
available from the controlling jurisdiction (see Section 6.C.iv. below), the evidence and
location of parcel corners recovered which might indicate the width or location of such right of
way lines.
vii. Evidence of access to and from waters adjoining the surveyed property, such as paths, boat
slips, launches, piers and docks observed in the process of conducting the survey.
Lines of Possession, and Improvements along the Boundaries
i. The character and location of evidence of possession or occupation along the perimeter of the
surveyed property, both by the occupants of the surveyed property and by adjoiners, observed
in the process of conducting the survey.
ii. The character and location of all walls, buildings, fences, and other improvements within five
feet of each side of the boundary lines, observed in the process of conducting the survey.
iii. Without expressing a legal opinion as to the ownership or nature of the potential
encroachment, the evidence, location and extent of potentially encroaching structural
appurtenances and projections observed in the process of conducting the survey, such as fire
escapes, bay windows, windows and doors that open out, flue pipes, stoops, eaves, cornices,
areaways, steps, trim, etc., by or onto adjoining property, or onto rights of way, easements or
setback lines disclosed in Record Documents provided to the surveyor.
Buildings
Based on the normal standard of care, the location of all buildings on the surveyed property
shown perpendicular to the nearest perimeter boundary line(s) and expressed to the appropriate
degree of precision.
Easements and Servitudes
i. Evidence of any easements or servitudes burdening the surveyed property, disclosed in the
Record Documents provided to the surveyor and observed in the process of conducting the
survey.
ii. Evidence of easements or servitudes not disclosed in the Record Documents provided to the
surveyor, but observed in the process of conducting the survey, such as those created by
roads; rights of way; water courses; ditches; drains; telephone, fiber optic lines, or electric
lines; water, sewer, oil or gas pipelines on or across the surveyed property and on adjoining
properties if they appear to affect the surveyed property.
iii. Surface indications of underground easements or servitudes on or across the surveyed
property observed in the process of conducting the survey.
iv. Evidence of use of the surveyed property by other than the apparent occupants observed in
the process of conducting the survey.
Cemeteries
As accurately as the evidence permits, the location of cemeteries, gravesites, and burial grounds
(i) disclosed in the Record Documents provided to the surveyor, or (ii) observed in the process of
conducting the survey.
Water Features
i. The location of springs, together with the location of ponds, lakes, streams, and rivers
bordering on or running through the surveyed property, observed during the process of
conducting the survey. See Table A, Item 19 for wetlands locations.
Page 4 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
ii. The location of any water boundary on the surveyed property. The attribute(s) of the water
feature located (e.g. top of bank, edge of water, high water mark, etc.) should be congruent
with the boundary as described in the record description or, in the case of an original survey,
in the new description. (See Section 6.B.vi. below).
6.
Plat or Map - A plat or map of an ALTA/ACSM Land Title Survey shall show the following
information. Where dimensioning is appropriate, dimensions shall be in accordance with the appropriate
standard of care.
A. The evidence and locations gathered during the field work as outlined in Section 5 above.
B. Boundary, Descriptions, Dimensions and Closures
i. The current record description of the surveyed property, and any new description of the
surveyed property that was prepared in conjunction with the survey, including a statement
explaining why the new description was prepared. Preparation of a new description should be
avoided unless deemed necessary or appropriate by the surveyor and insurer. Preparation of
a new description should also generally be avoided when the record description is a lot or
block in a platted, recorded subdivision.
ii. The location and description of any monuments, lines or other evidence that control the
boundaries of the surveyed property or that were otherwise relied upon in establishing or
retracing the boundaries of the surveyed property, and the relationship of that evidence to the
surveyed boundary. In some cases, this will require notes on the plat or map.
iii. All distances and directions identified in the record description of the surveyed property (and
in the new description, if one was prepared). Where a measured or calculated dimension
differs from the record by an amount deemed significant by the surveyor, such dimension shall
be shown in addition to, and differentiated from, the corresponding record dimension.
iv. The directional, distance and curve data necessary to compute a mathematical closure of the
surveyed boundary. A note if the record description does not mathematically close. The basis
of bearings and, when it differs from the record basis, the difference.
v. The remainder of any recorded lot or existing parcel, when the surveyed property is composed
of only a portion of such lot or parcel, shall be graphically depicted. Such remainder does not
need to be included as part of the actual survey, except to the extent necessary to locate the
lines and corners of the surveyed property, and it need not be fully dimensioned or drawn at
the same scale as the surveyed property.
vi. When the surveyed property includes a water boundary, a note on the face of the plat or map
noting the date the boundary was measured, which attribute(s) of the water feature was/were
located, and the caveat that the boundary is subject to change due to natural causes and that
it may or may not represent the actual location of the limit of title. When the surveyor is aware
of natural or artificial realignments or changes in such boundaries, the extent of those
changes and facts shall be shown or explained.
vii. The relationship of the boundaries of the surveyed property (i.e. contiguity, gaps, or overlaps)
with its adjoiners, where ascertainable from Record Documents and/or from field evidence
gathered during the process of conducting the survey of the property being surveyed. If the
surveyed property is composed of multiple parcels, the extent of any gaps or overlaps
between those parcels shall be identified. Where gaps or overlaps are identified, the surveyor
shall, prior to preparation of the final plat or map, disclose this to the insurer and client for
determination of a course of action concerning junior/senior rights.
Page 5 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
viii. When, in the opinion of the surveyor, the results of the survey differ significantly from the
record, or if a fundamental decision related to the boundary resolution is not clearly reflected
on the plat or map, the surveyor shall explain this information with notes on the face of the plat
or map.
ix. A note on the face of the plat or map explaining the site conditions that resulted in a Relative
Positional Precision that exceeds the maximum allowed under Section 3.E.v. of these
standards.
x. A note on the face of the plat or map identifying the title commitment/policy number, effective
date and name of the insurer for any title work provided to the surveyor.
C. Easements, Servitudes, Rights of Way, Access and Record Documents
i. The width and recording information of all plottable rights of way, easements and servitudes
burdening and benefitting the property surveyed, as evidenced by Record Documents which
have been provided to the surveyor.
ii. A note regarding any right of way, easement or servitude evidenced by a Record Document
which has been provided to the surveyor (a) the location of which cannot be determined from
the record document, or (b) of which there was no observed evidence at the time of the
survey, or (c) that is a blanket easement, or (d) that is not on, or does not touch, the surveyed
property, or (e) that limits access to an otherwise abutting right of way, or (f) in cases where
the surveyed property is composed of multiple parcels, which of such parcels the various
rights of way, easements, and servitudes cross.
iii. A note if no physical access to a public way was observed in the process of conducting the
survey.
iv. The width of abutting rights of way and the source of such information (a) where available
from the controlling jurisdiction or (b) where disclosed in Record Documents provided to the
surveyor.
v. The identifying titles of all recorded plats, filed maps, right of way maps, or similar documents
which the survey represents, wholly or in part, with their recording or filing data.
vi. For non-platted adjoining land, names and recording data identifying adjoining owners
according to current public records. For platted adjoining land, the recording data of the
subdivision plat.
vii. Platted setback or building restriction lines which appear on recorded subdivision plats or
which were disclosed in Record Documents provided to the surveyor.
D. Presentation
i. The plat or map shall be drawn on a sheet of not less than 8 ½ by 11 inches in size at a
legible, standard engineering scale, with that scale clearly indicated in words or numbers and
with a graphic scale. When recordation or filing of a plat or map is required by law, such plat
or map shall be produced in recordable form. The boundary of the surveyed property drawn in
a manner that distinguishes it from other lines on the plat or map. A north arrow (with north to
the top of the drawing when practicable), a legend of symbols and abbreviations, and a
vicinity map showing the property in reference to nearby highway(s) or major street
intersection(s).
ii. Supplementary or detail diagrams when necessary.
iii. If there are no visible buildings on the surveyed property, a note stating “No buildings existing
on the surveyed property” shall appear on the face on the survey.
Page 6 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
iv. The surveyor’s project number (if any), and the name, registration or license number,
signature, seal, street address, telephone number, and email address of the surveyor who
performed the survey. The date(s) of any revisions made by said surveyor.
v. Sheet numbers where the plat or map is composed of more than one sheet.
vi. The caption “ALTA/ACSM Land Title Survey.”
Certification - The plat or map of an ALTA/ACSM Land Title Survey shall bear only the following
certification, unaltered, except as may be required pursuant to Section 3.B. above:
7.
To (name of insured, if known), (name of lender, if known), (name of insurer, if known), (names of
others as negotiated with the client):
This is to certify that this map or plat and the survey on which it is based were made in
accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title
Surveys, jointly established and adopted by ALTA and NSPS, and includes Items
of Table
A thereof. The field work was completed on ___________.
Date of Plat or Map:_____ (Surveyor’s signature, printed name and seal with
Registration/License Number)
Deliverables - The surveyor shall furnish copies of the plat or map of survey to the insurer and
client, and as otherwise negotiated with the client. Hard copies shall be on durable and dimensionally
stable material of a quality standard acceptable to the insurer. Digital copies of the plat or map may be
provided in addition to, or in lieu of, hard copies in accordance with the terms of the contract. When
required by law or requested by the client, the plat or map shall be produced in recordable form and
recorded or filed in the appropriate office or with the appropriate agency.
8.
Page 7 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
TABLE A
OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS
NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary
for the surveyor to qualify or expand upon the description of these items (e.g., in reference to Item 6(b),
there may be a need for an interpretation of a restriction). The surveyor cannot make a certification on the
basis of an interpretation or opinion of another party. Notwithstanding Table A Items 5 and 11(b), if an
engineering design survey is desired as part of an ALTA/ACSM Land Title Survey, such services should
be negotiated under Table A, item 22.
If checked, the following optional items are to be included in the ALTA/ACSM LAND TITLE
SURVEY, except as otherwise qualified (see note above):
1.
_____ Monuments placed (or a reference monument or witness to the corner) at all major
corners of the boundary of the property, unless already marked or referenced by existing
monuments or witnesses.
2.
_____ Address(es) if disclosed in Record Documents, or observed while conducting the survey.
3.
_____ Flood zone classification (with proper annotation based on federal Flood Insurance Rate
Maps or the state or local equivalent) depicted by scaled map location and graphic
plotting only.
4.
_____ Gross land area (and other areas if specified by the client).
5.
_____ Vertical relief with the source of information (e.g. ground survey or aerial map), contour
interval, datum, and originating benchmark identified.
6.
_____ (a) Current zoning classification, as provided by the insurer.
_____ (b) Current zoning classification and building setback requirements, height and floor
space area restrictions as set forth in that classification, as provided by the insurer. If
none, so state.
7.
_____ (a) Exterior dimensions of all buildings at ground level.
(b) Square footage of:
_____ (1) exterior footprint of all buildings at ground level.
_____ (2) other areas as specified by the client.
_____ (c) Measured height of all buildings above grade at a location specified by the client. If no
location is specified, the point of measurement shall be identified.
Page 8 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
8.
_____ Substantial features observed in the process of conducting the survey (in addition to the
improvements and features required under Section 5 above) such as parking lots,
billboards, signs, swimming pools, landscaped areas, etc.
9.
_____ Striping, number and type (e.g. handicapped, motorcycle, regular, etc.) of parking spaces
in parking areas, lots and structures.
10.
_____ (a) Determination of the relationship and location of certain division or party walls
designated by the client with respect to adjoining properties (client to obtain necessary
permissions).
_____ (b) Determination of whether certain walls designated by the client are plumb (client to
obtain necessary permissions).
11.
Location of utilities (representative examples of which are listed below) existing on or
serving the surveyed property as determined by:
_____ (a) Observed evidence.
_____ (b) Observed evidence together with evidence from plans obtained from utility companies
or provided by client, and markings by utility companies and other appropriate sources
(with reference as to the source of information).

Railroad tracks, spurs and sidings;

Manholes, catch basins, valve vaults and other surface indications of
subterranean uses;

Wires and cables (including their function, if readily identifiable) crossing the
surveyed property, and all poles on or within ten feet of the surveyed property.
Without expressing a legal opinion as to the ownership or nature of the potential
encroachment, the dimensions of all encroaching utility pole crossmembers or
overhangs; and

utility company installations on the surveyed property.
Note - With regard to Table A, item 11(b), source information from plans and markings will
be combined with observed evidence of utilities to develop a view of those underground
utilities. However, lacking excavation, the exact location of underground features cannot
be accurately, completely and reliably depicted. Where additional or more detailed
information is required, the client is advised that excavation may be necessary.
12.
_____ Governmental Agency survey-related requirements as specified by the client, such as for
HUD surveys, and surveys for leases on Bureau of Land Management managed lands.
13.
_____ Names of adjoining owners of platted lands according to current public records.
14.
_____ Distance to the nearest intersecting street as specified by the client.
15.
_____ Rectified orthophotography, photogrammetric mapping, airborne/mobile laser scanning
and other similar products, tools or technologies as the
basis for the
showing the location of certain features (excluding
boundaries)
where ground measurements are not
Page 9 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
American Land Title Association
American Congress on Surveying and Mapping
Minimum Standard Detail Requirements
For ALTA/ACSM Land Title Surveys
Effective 2/23/2011
otherwise necessary to locate those features to an appropriate and acceptable accuracy
relative to a nearby boundary. The surveyor shall (a) discuss the ramifications of such
methodologies (e.g. the potential precision and completeness of the data gathered
thereby) with the insurer, lender and client prior to the performance of the survey and, (b)
place a note on the face of the survey explaining the source, date, precision and other
relevant qualifications of any such data.
16.
_____ Observed evidence of current earth moving work, building construction or building
additions.
17.
_____ Proposed changes in street right of way lines, if information is available from the
controlling jurisdiction. Observed evidence of recent street or sidewalk construction or
repairs.
18.
_____ Observed evidence of site use as a solid waste dump, sump or sanitary landfill.
19.
_____ Location of wetland areas as delineated by appropriate authorities.
20.
_____ (a) Locate improvements within any offsite easements or servitudes benefitting the
surveyed property that are disclosed in the Record Documents provided to the surveyor
and that are observed in the process of conducting the survey (client to obtain necessary
permissions).
_____ (b) Monuments placed (or a reference monument or witness to the corner) at all major
corners of any offsite easements or servitudes benefitting the surveyed property and
disclosed in Record Documents provided to the surveyor (client to obtain necessary
permissions).
21.
_____
Professional Liability Insurance policy obtained by the surveyor in the minimum amount
of $____________ to be in effect throughout the contract term. Certificate of Insurance to
be furnished upon request.
22.
_____ ___________________________________________________________________
Adopted by the Board of Governors, American Land Title Association, on October 13, 2010.
American Land Title Association, 1828 L St., N.W., Suite 705, Washington, D.C. 20036.
Adopted by the Board of Directors, National Society of Professional Surveyors, on November 15, 2010.
National Society of Professional Surveyors, Inc., a member organization of the American Congress on
Surveying and Mapping, 6 Montgomery Village Avenue, Suite 403, Gaithersburg, MD 20879
Page 10 of 10
Copyright 2011. All rights reserved.
American Land Title Association and
American Congress on Surveying and Mapping.
OPTIONS MARKED IN RED ARE CDS STANDARD REQUIREMENTS
2011 STANDARD ALTA/ACSM REQUIREMENTS
Table "A" Optional Survey Responsibilities and Specifications
NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the
description of these items, (e.g., in reference to Item 6(b), there may be a need for an interpretation of a restriction). The surveyor cannot make a
certification on the basis of an interpretation or opinion on another party. Notwithstanding Table "A" Items 5 and 11(b), if an engineering design survey is
desired as part of an ALTA/ACSM Land Title Survey, such services should be negotiated under Table A, Item 22.
If the box is filled in, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY:
■ 1.
■ 2.
■ 3.
■ 4.
□ 5.
■ 6.
Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless
already marked or referenced by an existing monument or witness to the corner. [Except in states that require record monument
platting]
Address (es) if disclosed in Record Documents, or observed while conducting the survey.
Flood zone designation (with proper annotation based on Federal Flood Insurance Rate Maps or the state or local equivalent, by scaled
map location and graphic plotting only).
Gross land area (and other areas if specified by the client).
Vertical relief with the source of information (e.g. ground survey or aerial map), contour interval, datum, and originating benchmark
identified.
□ (a) Current zoning classification, as provided by the insurer.
■ (b) Current zoning classification and building setback requirements, height and floor space area restrictions as set forth in that
classification, as provided by the insurer. If none, so state.
■ 7.
■ 8.
■ 9.
□ 10.
■ 11.
□ 12.
■ 13.
■ 14.
□ 15.
■ 16.
□ 17.
■ (a) Exterior dimensions of all buildings at ground level.
■ (b) Square footage of:
■ (1) exterior footprint of all buildings at ground level
□ (2) other areas as defined by the client.
■ (c) Measured heights of all buildings above grade at a location. If no location is specified, the point of measurement shall be
identified.
Substantial features observed in the process of conducting the survey (in addition to the improvements and features required under
Section 5 above) such as parking lots, billboards, signs, swimming pools, landscaped areas, etc.
Striping, number and type (e.g. handicapped, motorcycle, regular, etc.) of parking spaces in parking areas, lots and structures.
□ (a) Determination of the relationship and location of certain division or party walls designated by the client with respect to adjoining
properties (client to obtain necessary permissions)
□ (b) Determination of whether certain walls designated by the client are plumb (client to obtain necessary permissions).
Location of utilities (representative examples of which are shown below) existing on or serving the surveyed property as determined by:
■ (a) Observed evidence
□ (b) Observed evidence together with evidence from plans obtained from utility companies or provided by client, and markings by
utility companies and other appropriate sources (with reference as to the source of information)
 railroad tracks and sidings;
 manholes, catch basins, valve vaults or other surface indications of subterranean uses;
 wires and cables (including their function, if readily identifiable) crossing the surveyed premises, all poles on or within ten feet
of the surveyed property. Without expressing a legal opinion as to the ownership or nature of the potential encroachment, the
dimensions of all encroaching utility pole crossmembers or everhangs; and
 utility company installations on the surveyed premises.
NOTE – With regard to Table A, item 11(b), source information from plans and markings will be combined with observed
evidence of utilities to develop a view of those underground utilities to develop a view of those underground utilities. However, lacking
excavation, the exaction location of underground features cannot be accurately, completely and reliably depicted. Where additional or
more detailed information is required, the client is advised that excavation may be necessary.
Governmental Agency survey-related requirements as specified by the client, such as for HUD surveys, and surveys for leases on Bureau
of Land Management managed lands.
Names of adjoining owners of platted lands according to current public records.
The distance to the nearest intersecting street as specified by the client.
Rectified orthophotography, photogrammetric mapping, laser scanning and other similar products, tools or the basis for the showing the
location of certain features (excluding boundaries) where ground measurements are not otherwise necessary to locate those features to
an appropriate and acceptable accuracy relative to a nearby boundary. The surveyor shall (a) discuss the ramifications of such
methodologies (e.g. the potential precision and completeness of the data gathered thereby) with the insurer, lender and client prior to the
performance of the survey and, (b) place a note on the face of the survey explaining the source, date, precision and other relevant
qualifications of any such data
Observed evidence of current earth moving work, building construction or building additions.
Proposed changes in street right of way lines, if information is available from the controlling jurisdiction. Observed evidence of recent
street or sidewalk construction or repairs.
Page 1 of 2 12/22/2011
2011 STANDARD ALTA/ACSM REQUIREMENTS
Table "A" Optional Survey Responsibilities and Specifications
■ 18.
□ 19.
□ 20.
Observed evidence of site use as a solid waste dump, sump or sanitary landfill.
Location of wetland areas as delineated by appropriate authorities.
□ (a) Locate improvements within any offsite easements or servitudes benefitting the surveyed property that are disclosed in the Record
Documents provided to the surveyor and that are observed in the process of conducting the survey (client to obtain necessary
permissions).
□ (b) Monuments placed (or a reference monument or witness to the corner) at all major corners of any offsite easements or servitudes
benefitting the surveyed property and disclosed in Record Documents provided to the surveyor (client to obtain necessary
permissions).
■ 21.
□ 22.
■ 23.
■ 24.
Professional Liability insurance policy obtained by the surveyor in the minimum amount of $2,000,000.00 to be in effect throughout the
contract term. Certificate of Insurance to be furnished upon request.
Engineering design survey standards and specifications attached hereto and made a part hereof.
Graphically depict property set back lines.
Graphically depict in relation to the subject tract or property any offsite easements or servitudes benefitting the surveyed property and
disclosed in Record Documents provided to the surveyor as part of the Schedule “A”.
Although all of the items in this Table “A” are not required. The CDS standard requirements selected hereon
provide a more comprehensive survey than a minimum ALTA/ACSM survey. The items chosen creates a more
complete survey without adding a substantial cost and conform to the majority of requirements requested by
lenders.
Page 2 of 2 12/22/2011
Common Land Surveying Terms
Adjoiner
One whose property abuts, is contiguous, or joins at a border or boundary.
Access
The right to enter and leave a tract of land from a public way; often times, the right to enter and leave over the lands of
another.
Accuracy Ratio or Error Ratio
The error ratio is a means of expressing the magnitude of the error of the survey in relation to the distance traversed by the
survey. Intuitively, a unit of error is of greater importance in a short traverse than in a longer traverse. The permissible
error ratio depends on the accuracy required for the survey. Ordinary taping generally refers to work for which the error
ratio does not exceed 1/5000. An accuracy ratio of 1/3000 may be allowed for rougher work, but there is very little
additional care needed in the procedures to attain the 1/5000 level. An accuracy ratio of 1/10,000 can be achieved by
paying careful attention to details.
Acre
A tract of land 208.71 feet square and containing 43,560 square feet of land, in whatever shape.
Adjustments
Since all real measurements are imperfect, some amount of error will accumulate in the course of a survey. That error can
be logically distributed throughout the survey by various adjustment procedures (i.e., manipulation of the data to produce a
more logical result). Adjustments can and should be done with any set of measurements for which error can be assessed.
Adjustment procedures do not correct the errors in the measurements. They simply produce a set of data that is selfconsistent (e.g., the starting and ending points of a closed-loop leveling circuit have the same elevation - which is physical
reality). The adjusted values are not necessarily true - they are just likely to be closer to the true values than the original
measurements.
American Congress on Surveying and Mapping (ACSM)
Founded in June 1941 and incorporated as a non-profit educational organization, its goal is to advance the sciences of
surveying and mapping and related fields, in furtherance of the welfare of those who use and make maps. ACSM also
encourages the development of educational programs and supports publications that represent the professional and
technical interests of surveying and mapping. The society is comprised of four independently incorporated Member
Organizations which include more than 5000 surveyors, cartographers, geodesist, and other spatial data information related
professionals from private industry, government, and academia throughout the world. The Member Organizations include
The American Association for Geodetic Surveying. The Cartography and Geographic Information Society, The
Geographic and Land Information Society, and The National Society of Professional Surveyors, Inc. Their web-site is
www.acsm.net.
American Land Title Association (ALTA)
The American Land Title Association, founded in 1907, is the national trade association and voice of the abstract* and title
insurance industry. ALTA members search, review and insure land titles to protect home buyers and mortgage lenders who
invest in real estate. ALTA is headquartered in Washington, DC. Their information can be found at www.alta.org.
Appurtenant Easement
An easement that will affect other properties. Examples would include: an easement for entrance, exit, parking, and
utilities.
As-Built Survey
Surveys to show the property’s improvements in relationship to the boundary.
Azimuth
The angle to a line of sight, measured clockwise from (usually) a north meridian.
Backsight
A backsight is a reading taken on a position of known coordinate(s). Since a survey progresses from a point of known
position to points of unknown position, a backsight is a reading looking "backward" along the line of progress. The first
reading of almost any survey job should be a backsight onto a fixed point of reference, usually a benchmark of some sort.
(Compare to foresight).
Baseline
A baseline is a line used for reference in a survey job. It is often a centerline or a street line. A baseline is not necessarily
straight; e.g., the centerline of a street or pipeline will often curve. The important aspect is that the baseline can be
precisely located, then used for referencing other measurements on the job site. Selection of a baseline is entirely arbitrary.
However, judicious selection can make the rest of the job much easier.
Bearings
Bearings are used to indicate angular orientation with respect to the earth. Bearings consist of three components:
 The cardinal direction of the nearest end of the meridian (N or S);
 The angle measured from the nearest end of the meridian;
 The cardinal point indicating the direction of deflection from the meridian (E or W).
The angular measure is always within the range of 0-90 degrees.
Benchmarks
A benchmark (BM) is permanent marker (usually a bronze disk) at a point of determined location (elevation and possibly
horizontal coordinates). In a less formal sense, it is a point of fixed location (such as a mark on a bridge abutment, a
foundation, or a rock face). It can be used as a reference point for surveys in its locality. Descriptions of benchmark
locations and their elevations are published by government agencies.
A temporary benchmark (TBM) is a point of fixed location that is used as a reference for a short-duration project. Its
elevation may or may not be determined with respect to a larger coordinate system. A TBM could be something like a nail
in a tree or fencepost, a mark on a curb, or a sturdy stake driven in an out-of-the-way area of a project site.
Boundary Survey
Survey made to establish or reestablish a boundary line on the ground, or to obtain data for constructing a map or plat
showing a boundary line.
Breakpoints
A breakpoint is a point where a change in some parameter of interest occurs. In surveying, breakpoints are usually
associated with changes in slope. A profile survey which records only breakpoint stations can have equivalent (or even
better) information to a survey which records a regularly spaced set of stations, but with fewer entries (and less time in the
field).
Bureau of Land Management
The branch of the federal government in charge of surveying public lands.
Control Points
Control Points are fixed points of known coordinates. Such information can give only elevation or can include all
coordinates. Control points are determined by high-accuracy surveys. In a less rigorous sense, control points for a
construction project can be established conveniently around the project area using high-accuracy procedures. Such points
would then be used throughout the project for referencing subsequent survey work, such as locating foundations, pipes, etc.
Contour
Imaginary line on the ground, all points of which are at the same elevation above or below a specific datum.
Conveyance
An instrument by which a title to property is transferred: a deed.
Coordinates
The linear and/or angular quantities that designate the position of a point in relation to a given reference frame.
Corner
The beginning or end point of any survey line. The term corner does not imply the property was in any way square. A
corner can be natural i.e. creek, river, ridge or artificial i.e. set stone, fence, iron pipe.
Datum
A datum is a fixed starting point of a scale. For example, the datum-level for elevation is typically taken as mean sea level.
The datum for latitude is the prime meridian (through the Royal Observatory in Greenwich, England). Every datum is
arbitrary, however judicious selection of a datum can make life easier.
Easement
Right of use over the property of another. This right may be created by grant, reservation, agreement, prescription, or
necessary implication, which one has in the land of another. It is either for the benefit of land (appurtenant), such as right
to cross A to get to B, or “in gross” such as a public utility easement.
Egress
The right to leave a tract of land.
Electronic Distance Measurement (EDM)
EDM is a relatively new technique that is still evolving and improving. It was first introduced in 1948 by Swedish physicist
Erik Bergstrand. His device used visible light and could accurately measure distances up to 25 miles at night. First
introduced in 1957, microwave instruments can be used day or night.
Current devices are either electro-optical instruments, which use laser or infrared light, or microwave instruments. The
former requires a passive reflector at the opposite end of the line, while the latter method requires two identical
instruments. Refer to the texts for more information on EDM.
Elevation
The vertical distance of a point above or below a reference surface or datum.
Encroachment
Improvements or uses that extend across a property or easement line without written permission.
Encumbrance
A lien, liability or charge upon a parcel of land.
Errors and Omissions Insurance
A policy that pays for any mistakes a surveyor or other covered professional makes in a project.
Exception
As noted in legal descriptions, that portion of lands to be deleted or excluded.
Field Books
Field books are standard forms for recording of survey data as it is collected. There are different types of field books that
are common for different types of surveys.
Field Notes
Field notes are a permanent record of field procedures and the data collected in those procedures.
Flood Zone
An area that has been carefully studied by the government to determine the probability of flooding due to intensive storms
or, along the coast, severe tidal conditions. Flood zones are designated to specify the probability and frequency of
anticipated flood conditions and range in severity from areas of minimal flooding to those where flooding would be
frequently expected to occur.
Foresight
A foresight is a reading taken on a position of unknown coordinate(s). Since a survey progresses from a point of known
position to points of unknown position, a foresight is a reading looking "forward" along the line of progress. Foresights
may be taken on the "main circuit" of the survey or on additional points of interest. Readings on additional points of
interest are sometimes called sideshots or intermediate foresights to distinguish them from the readings that form the main
circuit of the survey.
(Compare to backsight).
Hand Level
A hand level is a small scope fitted with a spirit level that is visible while looking through the scope. It is used to make
rough estimates of relative elevations.
Hectare
Metric unit of measure denoting 10,000 square meters (2.471 acres)
Improvements
Those additions to raw lands tending to increase value such as buildings, streets, sewers, etc.
Ingress
The right to enter a tract of land.
Landmark
A survey mark made on a permanent feature of the land such as a tree, pile of stones, etc.
Latitude
The angular distance (in degrees, minutes, and seconds) of a point on the Earth’s surface north or south from the equator.
Legal Description
A specific way of identifying and locating a piece of real estate that is acceptable to the court.
LOMA
Letter of Map Amendment issued by the government to indicate a change in the flood zone designation.
Longitude
The angular distance (in degrees, minutes, and seconds) of a point on the Earth’s surface east or west of the Greenwich
meridian.
Lot
A measured parcel of land having fixed boundaries.
Magnetic Declination
Magnetic declination is the horizontal angle between true north (i.e., the geographic meridian) and magnetic north (i.e., the
magnetic meridian). There are two conventions for specifying the angle. One is to indicate the magnitude (e.g., 6o) and
direction as E or W of north. The other considers positive values to be toward the east and negative values to be toward the
west. Magnetic declination is dynamic. It changes over time as the earth's magnetic field changes. There is a more or less
orderly tendency to shift about the same amount per year (as much as 5-10 minutes!). There are also cyclical fluctuations
on yearly (about 1') and daily (about 8') periods. The direction and rate of drift vary over time, so you should use
information on magnetic declination and drift from as close to the time of a survey as possible. Long term records from
London show a variation of 16 degrees over four centuries. Magnetic declination is usually indicated on maps in the area
of the legend. For a start into further investigations, see the NGDC Geomagnetism Home Page.
Meridian
A north-south reference line. It may be taken through the position of the instrument, or, in special cases, through a
reference point (such as the Royal Observatory in Greenwich, England, which designates the Prime Meridian - 0o
longitude).
Metes and Bounds
A time-honored land surveying method of describing land in terms of shape and boundary dimensions, using the boundary
lines of land, their terminal points and angles, and compass headings and distances.
Monument
A permanently placed physical structure marking the location of a survey point. Common monuments include inscribed
metal tablets set in concrete posts and metal rods driven in the ground.
Nadir
The nadir is that part of the celestial sphere that is directly below the observer. For a transit or theodolite, it is the point
directly below the vertical axis of the instrument. (Compare to zenith.)
National Society of Professional Surveyors (NSPS)
This society is open to all professional surveyors and to persons trained, registered, or interested in the profession of
surveying and mapping. NSPS strives to establish and further common interests, objectives, and political effort that would
help bind the surveying profession into a unified body in the United States.
Occupied Point
The physical point over which the instrument (level, transit, total station, etc.) is set up. It is the point from which any
measurements taken while at that point are reckoned. Often abbreviated in notes as OC.
Pacing
Pacing is a "quick and dirty" method for estimating distances. One simply walks from one point to another, counting steps.
Knowing the length of one's step allows a quick estimation of the distance. With practice, pacing estimates will typically be
accurate to within 2%.
Pacing is most reliable on even terrain without obstructions. The more uneven or unstable the surface (such as plowed
ground or loose sand), the lower the accuracy. Pacing upslope tends to shorten the step and pacing downslope tends to
lengthen the step. If better accuracy is required, use another method.
Plane Surveying
Plane surveying is a subset of the general field of surveying in which it is assumed that a Cartesian coordinate system is
applicable or appropriate. The methods of plane surveying are appropriate for most construction and planning tasks that are
relatively small in scale.
Plane surveying is used to approximate the conditions on small portions of the surface of the earth (which is, of course,
spherical). You must assess the amount of curvature that will be involved in a project and make the judgment as to whether
or not it can be ignored, or what sort of corrective procedures should be incorporated.
Plumb Bob
A plumb bob is carefully machined, pointed weight that is suspended with a string. It is used to indicate a (local) vertical
line through the point of suspension.
Plumb bobs are commonly used for locating an instrument precisely over a fixed point or to project a vertical line between
a tape and a point on the ground.
Parcel
A part or portion of land.
Plat or Plot
A map representing a piece of land subdivided into lots with streets shown thereon.
Professional Surveyor
A person who has fulfilled all the experience and testing requirements outlined in the code of the state that governs the
practice of land surveying. This qualifies a person to survey for the public. It is illegal to survey for the public without a
license.
Public Land System
Public lands are subdivided by a rectangular system of surveys established and regulated by the Bureau of Land
Management. The standard format for subdivision is by townships measuring six miles on a side.
Reciprocal Easement Agreement (REA)
An agreement to share access to property rights i.e. a restaurant and a retail store sharing a parking lot.
Reconnaissance
The time spent in the field prior to the traverse finding evidence of the property lines and corners relative to the survey.
Record Line
The property line as defined by the deeds. The surveyor is responsible for retracing the record line and showing any
encroachments resulting from possession lines on the plat of survey. The court, not the surveyor, has the right to establish
a possession line as a boundary line as long as the requirements of the law are fulfilled.
Reduction of Notes/Data
"Reducing notes" or "Reduction of data" is the process of extracting the desired information from the field notes, i.e., the
measurements and accompanying notes that were made in the field. This is usually done in the office, but portions may
need to be done in the field to check the accuracy of work before leaving the site.
Reflector
A prism used to reflect light back to an EDM.
Rod
A rod is essentially a stick with precise markings on it. A variety of rods are available, which have specialized markings for
various tasks. Refer to a surveying text for more detail. The most commonly used rod is the Philadelphia rod, which is
marked in feet, tenths, and hundredths. With care, and a vernier attachment, readings can be obtained to the thousandth of a
foot. Feet are typically marked with large, red numerals, with tenths marked with smaller, black numerals. Each bar is 0.01
ft wide. The longer sides of the pointed bars mark multiples of 0.05 ft. The rod may be marked on both sides - with scales
in opposite directions. Make sure you are looking at the correct side for the type of reading you want to make. Rods usually
have two or more sections so that they can be shortened for ease of handling and transport. When using the rod in an
extended position, make sure the extension is fully extended and locked into place (or you may get some peculiar
readings).
Set Back Lines
Those lines which delineate the required distances for the location of a structure in relation to the perimeter of the property.
Spike
Surveyor’s slang for a 60-penny nail used to mark survey points in hard ground.
Spot Elevation
The point of a map or chart whose height above a specified datum is noted, usually by a dot or a small sawbuck and
elevation value.
Staking
The placement of markers on a site to identify certain locations (such as the corners of a building, the right-of-way of a
road, the extent of the slope faces of a dam, etc.) with corresponding information (such as cut or fill for earthmoving) is the
process of staking out a project. It is the transferal of information from the plan to the actual site --- in a manner that the
work crews will understand and use. It is therefore very important that the information be as simple and as clear as
possible. There are many conventions and methods for staking and marking. The particular practice will depend on the type
of job and the type of information that must be communicated. Staking must often be done several times during a project as
various phases of the work will "erase" these temporary markers.
Stations
The term station refers to a point on a baseline that is at a known distance from a starting/reference point. The starting
point is usually referenced as 0 + 00, but there are occasions where another value might be assigned. It is generally
desirable to have all stations noted by positive numbers, since negative stations often lead to confusion of interpretation.
Full stations are at integer multiples of some base distance - usually 100 feet or 100 meters. The numeral to the left of the
"+" indicates the multiples of the base distance and the numeral on the right indicates numbers less than the base distance.
For example, if the starting point was designated 0+00, a point 375.62 feet away (following the baseline) would be noted
as 3+75.62. The term "station" is also used more loosely to indicate any point used in a survey, such as benchmarks and
turning points. As in so many aspects of language, context is important.
Subdivision
A tract of land surveyed and divided into lots for purposes of sale.
Survey
A survey is the measurement by a licensed surveyor of real property that delineates the boundaries of a parcel of land as
further defined under state law. A survey for land title purposes aeditionally designates the location of all visible evidence
or improvements, encroachments, and easements.
Topography
The physical features of a place; or the study and depiction of physical features, including land elevations.
Traverse
A traverse is a series of consecutive line segments whose lengths and directions are determined by field measurements. A
closed traverse either closes back upon its starting point, or begins and ends on stations of known positions. An open
traverse does not close on either itself or a station of known position. As such, an open traverse does not provide any
means for checking for errors and mistakes. Open traverses should generally be avoided. If an open traverse must be used,
the procedure should be repeated to provide a check of accuracy.
Turning Point
A turning point is a station, either temporary or permanent, that is used as a pivot between sequential instrument positions.
Since a turning point is used to extend the primary survey, its elevation must be precisely recoverable (at least for the time
it takes to move the instrument and take a backsight on it). A spot on rough ground (e.g., a plowed field) is unacceptable. A
mark on pavement, a rock face, top of a fence post or fire hydrant would be good. Surveyors will often carry stakes that can
be driven into the ground to provide a temporary solid surface for a turning point.
Utility Plan
Typically a plan showing all visible indications and known underground locations of utilities. This plan will show what
utilities are located on the property and which utilities are available for use on the property. It is important to note that
underground utility locations are shown only by approximate locations per the utility company’s as-built plans.
Vertical Error of Closure
The error of closure of a leveling survey refers to the cumulative error of the entire circuit. If a circuit is run from a point of
known (or assumed) elevation back to that point, then the starting elevation and the ending elevation should be the same. In
actual practice, errors are made in measurements that result in a discrepancy between the two values. That discrepancy,
expressed as a raw vertical distance (in units such as feet or meters), is the error. The allowable error in any such survey
depends on the level of accuracy required for the job. Various levels are accuracy are required for different orders of
surveys.
Zenith
The zenith is that point of the celestial sphere that is directly overhead from the observer. For a transit or theodolite, it is
the point directly above the vertical axis of the instrument. (Compare to nadir.)
Zoning
A section of an area or territory established for a specific purpose, as a section of a city restricted to a particular type of
building, enterprise or activity.
A Practical View of the 2011 ALTA/ACSM
Land Title Survey Standards and Changes
Provided By: First American Commercial Due Diligence Services (CDS)
On February 23, 2011 the 2011 ALTA/ACSM Land Title Survey Standards (ALTA Survey) went into effect, the first
update to the standards since 2005. There are two distinct areas of concern that are often confused when it comes to
ALTA Survey standards. The standards themselves establish the base requirements that must be adhered to for a
survey to be considered an ALTA Survey. The optional Table A items, outlining the additional survey responsibilities
and specifications to be provided for a specific project.
2011 ALTA Survey Purpose:
The purpose of a 2011 ALTA/ACSM Survey is to provide the Title Company the appropriate information allowing
them to provide “Extended Coverage” within the Title Insurance policy for both the Owner’s and Lender’s Title
insurance coverage. From a pragmatic point of view the extent that the standards can be deviated from is purely
dependent on the willingness of the Title Insurer to provide the insurance coverage required by the buyer and/or
lender for the real property transaction. The fact that many ALTA Surveys are used as a Title Insurance Underwriting
tool on subsequent transactions enhances the credence of making certain the standards are adhered to on the
current transaction.
What one Underwriter may accept for writing a policy today may not be what is required by another Underwriter on a
future transaction involving the same property, even from the same company. Making certain that the ALTA Survey is
completed in accordance with the standards greatly extends the value of the due diligence work performed today by
increasing its acceptability to be used in future transactions. This does not mean that the parties may not convince
the current Underwriter to use an instrument that deviates from the ALTA Standards to provide the same coverage as
it would if a Standard ALTA Survey were provided. This is up to each Underwriter or Underwriting Office who must
weigh many due diligence matters within a given transaction.
The Standards:
The ALTA standards provide guidance and clarification for the level of detail, accuracy and type of information the
Surveyor is to provide, including clarification to avoid controversy or need for discussion. One area that has spurred
many heated debates particularly among Lenders and Lenders Counsel falls in Section 7 Standard Certification for all
ALTA/ACSM Land Title Surveys:
ALTA Minimum Standard, 7. Certification - The plat or map of an ALTA/ACSM Land Title Survey shall bear only
the following certification, unaltered, except as may be required pursuant to Section 3.B.
To (name of insured, if known), (name of lender, if known), (name of insurer, if known), (names of others as
negotiated with the client):
This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011
Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by
ALTA and NSPS, and includes Items of Table A thereof. The field work was completed on ___________.
Date of Plat or Map:_________ (Surveyor’s signature, printed name and seal with Registration/License Number)
A Practical View of the 2011 ALTA/ACSM Land Title Survey Standards and Changes
The significant change from 2005 to 2011 focuses on the specific certification language that is required as defined by
ALTA and may not be altered. Therefore, a client’s request to make changes to the prescribed certification language
should be faced with the direct response that any modifications will cause the survey to no longer be considered an
ALTA Survey.
Many Professional Land Surveyors (PLS) will contend that the State Board, the issuer of their license, will penalize
them for not maintaining a certain level or professionalism, such as, calling a survey an ALTA 2011 Survey without
adhering to the prescribed standards. Keep in mind that ALTA is a voluntary organization and as such does not have
the power or desire to police whether or not their members (Title Companies) require that all surveys meet the
standards. Although the purpose of creating the ALTA standards is to make certain that everyone agrees to what is
acceptable for a Title Insurance transaction regardless of Insurer or Lender.
Another significant standard is Section 4 regarding record research where it is clearly stated that, “…the surveyor will
be provided with appropriate data which can be relied upon in preparation of the survey.”
ALTA Minimum Standard, 4. Records Research - It is recognized that for the performance of an ALTA/ACSM Land
Title Survey, the surveyor will be provided with appropriate data which can be relied upon in the preparation of the
survey. The request for an ALTA/ACSM Land Title Survey shall set forth the current record description of the property
to be surveyed or, in the case of an original survey, the current record description of the parent parcel that contains
the property to be surveyed. Complete copies of the most recent title commitment, the current record description of
the property to be surveyed (or, in the case of an original survey, the parent parcel), the current record descriptions of
adjoiners, any record easements benefiting the property, the record easements or servitudes and covenants
burdening the property…
What is not stated in Section 4 is who will provide the research data to the Surveyor. Some of the data such as the
most recent title commitment will clearly come from the Title Insurer; however, the source may not be as clear for
other data like the current record descriptions of adjoiners. The language seems to infer that it is the Title Company
that will provide this data, but the language is ambiguous. A classic example is a golf course that may have well over
a hundred adjoiners. There is a significant amount of work involved in searching all of the adjoiner data. The biggest
concern with this issue is getting several weeks into a transaction without there being an agreement of who is going
to provide the Record Research information and at what cost. It is imperative to have this issue determined and
agreed upon at the beginning to avoid delays that may jeopardize schedules including the closing date.
Table A: Optional Survey Responsibilities And Specifications
Table A contains the optional items that are to be included with the survey as agreed to by the Surveyor and the
parties commissioning the survey. Some of the changes to Table A are relatively straight forward, such as Table A,
Item 2 which was changed from providing a vicinity map to providing the address of the property. The vicinity map
has become a standard in the survey industry therefore it makes sense that it was moved from Table A to becoming
a standard requirement. The address may seem very important to some, but from a Title Insurer and Surveyor
perspective the legal description is critical and the property address secondary, except the address’s relevance to
municipal zoning matters, fraud protection and discrepancies.
Table A, Item 6(a) & 6(b) requires the Surveyor to place specific zoning information on the survey, 6(a) zoning
classification or 6(b) zoning classification, building set back requirements, height and floor space area restrictions,
respectively. The change made for the 2011 standards states, “as provided by the insurer”. This language was
included because Title Insurers have specific zoning endorsements they write with the exception of states where
zoning endorsements are prohibited such as Texas and Florida. Unfortunately, not all Title Insurance
Representatives are accustomed or equipped to provide this information to the Surveyor and the ALTA language
does not specifically state that the Title Insurer is obligated to provide the information free of charge.
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A Practical View of the 2011 ALTA/ACSM Land Title Survey Standards and Changes
Often zoning research companies, such as First American Commercial Due Diligence Services, are contracted to
perform this research for a fee. Zoning information is very important to many clients and it is important that the
provider of the data and costs are clearly identified early in the project. Avoiding project delays and unsettled clients
due to new undisclosed fees; or worse yet a Surveyor note on the face of the survey “not provided by title” rather than
providing the parties to the transaction the requested due diligence.
Another area of interest is Table A, Item 11(a) & 11(b). Item 11(a) requires the Surveyor to locate and depict above
ground utilities and 11(b) requires the surveyor to locate and depict above and below ground utilities. The language
for both above and below ground utilities uses the important qualifying word observable. Even though the client may
want to know the details of how below ground utilities run across the subject property the Surveyor can only depict
what they can either directly observer or discover through the use of other documentation to attest to the specific
location. The third option that is costly and time consuming is excavation to provide direct observation of what is
underground.
Table A, Item 20(a) & 20(b) are items that can potentially add significant cost to a survey. Item 20(a) requires the
Surveyor to specifically locate improvements within any offsite easements or servitudes benefiting the property. Item
20(b) requires the Surveyor to place monuments or witness to the corners of any offsite easements or servitudes
benefiting the property. Each of these options could add significant costs to the survey and may be unnecessary for a
“standard” real estate transaction.
Consider what Table A, Item 20(a) requires the Surveyor to complete within the context of a fast food restaurant site
located on a pad site at the corner of a shopping plaza. Many of the shopping plaza roads may feed the pad site
thereby benefiting the subject property. Table A, Item 20(a) then requires the Surveyor to locate all of the
improvements that belong to the properties that these roads traverse. In essence the Surveyor is now required to
survey the subject property and the entire shopping plaza. There are a few instances where this may be necessary,
for example if the subject property had specific rights to the parking areas in and around the offsite improvements, but
otherwise it is likely that this is costly and unnecessary.
A similar concern exists with Table A, Item 20(b) requiring the Surveyor to either place or witness all of the major
corners of the roads through the shopping plaza that are feeding the subject property. Again this may be unnecessary
to the transaction and only create additional fees. Both examples illustrate the importance of setting the right
expectations and working with a Surveyor who will help explain what is necessary for the transaction to avoid costly,
time consuming, and possibly unnecessary due diligence work.
First American Commercial Due Diligences Services offers our own Table A item that we have numbered “24” (the
ALTA published options end at 21) requiring our Surveyors to graphically depict offsite easements or servitudes as
described in the title commitment that benefit the subject property. We believe, in most situations, this provides
adequate information for the parties involved in the transaction concerning easements or servitudes that benefit the
subject property without adding significant cost, time or unnecessary surveying to the due diligence work.
Table A, Item 21 requires the Surveyor to provide Professional Liability Insurance often referred to as E&O (Errors &
Omissions) Insurance. However, the amount of insurance is left blank. It should also be noted that the E&O
insurance policy is truly for the benefit of the Surveyor not the client. Therefore, if there is an issue you will most likely
be working with the E&O provider’s attorney instead of directly with the Surveyor. This fact is the reason that you
should always consider the financial security of that firm as a whole. Other questions to consider:
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Is the policy good only until the transaction is complete; and what defines what is complete?
What happens if the surveyor goes out of business or doesn’t keep the policy instated?
If you are concerned about E&O Insurance, you should also take a close look at the firm’s references.
What is the financial strength of the survey firm?
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A Practical View of the 2011 ALTA/ACSM Land Title Survey Standards and Changes
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Can they suffer a claim or would a claim essentially put them out of business?
Finally you may want to consider if the firm has General Liability Insurance that protects their workers and
your property when they are conducting the survey on-site.
A word about claims:
In the world of survey as it pertains to ALTA Surveys there are really two types of claims. The first are those claims
that are covered by the Title Insurance Policy and claims that are not covered as part of the Title Policy. ALTA
surveys are commissioned to provide Extended Title Coverage. In the case of a claim covered by Title the owner or
lender files a claim with the Title Company and then it is either paid or denied regardless of whether or not the claim
resulted from an issue that should have or was not been identified in the survey. If the Title Company finds that the
claim arose from a survey matter the Title Company would be obligated to pay the claim and then the Title Company
will hold the Surveyor responsible to recover the claim amount paid.
In instances where the Title Company may deny a claim the property owner may still have recourse with the
Surveyor.
The bottom line is regardless of the size of your project or who you are using for underwriting you should ensure that
you are not only going to get quality due diligence work, but that the work will be backed by a firm with the financial
means to suffer a claim should one arise.
Conclusion:
One of the key considerations for both the ALTA Survey Requirements and optional Table A items is to consider the
purpose of the ALTA Survey which is to satisfy Title Underwriting needs to allow Extended Coverage. Therefore it is
very important to adhere to the 2011 ALTA Survey Standards, including certification language, to make certain that
the value of the due diligence work cannot only be extracted from the current transaction but from future transactions
regardless of the Underwriter or Lender. It is essential that all parties to the transaction including the Surveyor, Title
Company, Lender, etc… clearly communicate early and set proper expectations of responsibility. Communication is
the key to avoiding delays due to missing research data such as adjoiners or zoning information. Clear
communication also ensures that the proper level of surveying is done to satisfy the needs of all parties to the
transaction. Working with an excellent survey firm will insure they advise you properly to avoid unnecessary charges;
provide quality work; and have the financial backing necessary to suffer a claim that may fall outside of what is
provided by the Title Insurer.
For additional information regarding the 2011 ALTA standards or assistance with your commercial due
diligence needs please feel free to contact CDS at (888) 322-7371. Our goal as a national provider is to
simplify your due diligence process.
Thank you,
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