ALTA & NSPS Land Title Surveys

ALTA & NSPS LAND TITLE SURVEYS FOR COMMERCIAL REAL ESTATE DUE DILIGENCE

Commercial real estate transactions involve significant financial investment, legal obligations, and development considerations. Before a property changes hands, buyers, lenders, attorneys, title companies, and developers need a clear understanding of exactly what is being purchased and whether any conditions could affect ownership, financing, or future use. That is where ALTA & NSPS Land Title Surveys becomes essential.

ALTA & NSPS Land Title Surveys are the industry standard for commercial property transactions. Developed through standards established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS), these surveys provide a detailed evaluation of a property’s boundaries, improvements, easements, access, encroachments, and other conditions that may impact ownership rights or development plans.

At Austin Engineering, our licensed surveyors provide ALTA & NSPS Land Title Surveys that support due diligence efforts throughout Illinois and Iowa. With decades of surveying experience dating back to 1937, our team delivers accurate, defensible survey data that helps clients make informed real estate decisions while satisfying lender and title insurance requirements.

Why Austin Engineering for ALTA & NSPS Land Title Surveys?

  • Decades of Surveying Experience

    Austin Engineering has supported property owners, developers, municipalities, and businesses since 1937. Our experience spans a wide range of commercial property types and development environments.

  • Licensed Professional Surveyors

    Our team applies established surveying principles, rigorous quality control procedures, and professional judgment to every project.

  • Comprehensive Due Diligence Support

    We understand how ALTA surveys fit into larger real estate transactions and work closely with lenders, attorneys, title companies, and development teams throughout the process.

  • Multidisciplinary Project Knowledge

    Because Austin Engineering also provides civil engineering and related professional services, we understand how survey data supports planning, design, permitting, and future development activities.

What’s Included in an ALTA & NSPS Land Title Survey?

Every ALTA survey is unique because each property and transaction presents different requirements. Depending on project needs, an ALTA & NSPS Land Title Survey may include:

  • Property boundary determination
  • Easement identification and plotting
  • Building and improvement locations
  • Access and right-of-way documentation
  • Utility observations
  • Encroachment identification
  • Parking calculations
  • Zoning-related information when applicable
  • Title commitment exception review
  • Table A optional items selected by the client, lender, or title company

The result is a comprehensive survey document that supports informed decision-making during commercial real estate transactions.

How This Service Fits Into Your Land Surveying Plan

ALTA & NSPS Land Title Surveys often serve as the foundation for broader land surveying and development efforts. Depending on project goals, clients may also require:

As part of Austin Engineering’s broader Land Surveying services, ALTA surveys help establish the reliable property data needed to move projects forward with confidence.

What Impacts Cost and Timeline?

Several factors influence the complexity, schedule, and cost of an ALTA & NSPS Land Title Survey.

Property Size and Complexity

Large commercial sites naturally require more field investigation, measurements, and analysis than smaller parcels.

Title and Record Availability

Incomplete legal descriptions, conflicting records, or missing documentation often require additional research and evaluation.

Number of Improvements

Properties containing multiple buildings, parking areas, utilities, and site improvements generally require more extensive fieldwork.

Table A Requirements

Many clients request optional Table A items that expand the scope of the survey. Additional requirements may increase both project duration and cost.

Site Accessibility

Properties with restricted access, active operations, or difficult terrain can require additional coordination and planning.

Understanding these variables early helps establish realistic project schedules and expectations.

Relevant Project and Client Use Cases

Close-up of Land surveyors equipment while performing ALTA & NSPS Land Title Surveys

Commercial Property Acquisitions

Buyers use ALTA surveys to verify ownership boundaries, identify risks, and understand site conditions before closing.

Development and Redevelopment Projects

Developers rely on ALTA surveys to support site planning, entitlement efforts, financing, and project feasibility analysis.

Surveyors perform ALTA & NSPS Land Title Surveys

Lending and Financing Transactions

Commercial lenders often require ALTA surveys as part of underwriting and risk assessment processes.

Legal and Title Review

Attorneys and title professionals use survey information to evaluate easements, encroachments, access rights, and title exceptions.

Portfolio Management

Property owners and investors may obtain updated ALTA surveys when refinancing, expanding holdings, or preparing properties for sale.

ALTA & NSPS Land Title Surveys are frequently required across a wide range of commercial real estate and development scenarios.

Service Across Peoria and Davenport

Austin Engineering provides ALTA & NSPS Land Title Survey services throughout Central Illinois and Eastern Iowa from our offices in Peoria and Davenport.

Peoria, IL — Corporate Headquarters

311 SW Water Street, Suite 215
Peoria, IL 61602
(309) 315-3643

Davenport, IA — Branch Office

220 Emerson Place, Suite 101-A
Davenport, IA 52801
(563) 207-4605

Our surveyors support projects ranging from individual commercial parcels to large development sites requiring coordination among multiple stakeholders.

The ALTA & NSPS Survey Process

Unlike a standard boundary survey, an ALTA & NSPS Land Title Survey requires extensive research, analysis, and coordination. The goal is to create a survey that accurately reflects both the physical property and the legal records associated with it.

  • The process begins with a review of the title commitment and project-specific requirements. Surveyors examine legal descriptions, recorded easements, rights-of-way, restrictions, and other documents that may affect the property. This step establishes the scope of the survey and identifies potential concerns requiring further investigation.
  • Our team performs comprehensive research of available public records and historical documents. Existing plats, deeds, prior surveys, and recorded instruments are evaluated to establish the property's boundary framework. This analysis helps identify discrepancies, missing information, and potential conflicts before fieldwork begins.
  • Survey crews conduct a detailed site investigation using advanced surveying equipment and proven measurement techniques. During this phase, surveyors locate: Property corners and boundary evidence, buildings and structures, utilities and visible improvements, access points, easements and rights-of-way, and encroachments and occupation lines. Accurate field data forms the foundation of a defensible ALTA survey.
  • Collected field information is combined with record research and title data to prepare the final ALTA & NSPS Land Title Survey. The completed survey documents conditions affecting the property and identifies matters that may require additional review by lenders, attorneys, title companies, or project stakeholders.

Ready to Move Your Survey Forward?

Whether you’re purchasing commercial property, securing financing, preparing for development, or conducting due diligence, Austin Engineering provides the accurate and defensible survey information needed to support informed decisions.

Contact Austin Engineering today at 309-691-0224 to discuss your ALTA & NSPS Land Title Survey needs and request a project consultation.

    Frequently Asked Questions

    What is the difference between an ALTA survey and a boundary survey?

    A boundary survey primarily establishes property boundaries. An ALTA & NSPS Land Title Survey includes additional due diligence elements such as title review, easement documentation, improvements, access, and other conditions required by commercial transactions.

    Who typically requires an ALTA survey?

    Commercial buyers, lenders, attorneys, title companies, developers, and investors frequently require ALTA surveys during property transactions.

    How long does an ALTA survey take?

    Project timelines vary depending on property size, record availability, title commitment requirements, and site complexity. Austin Engineering can provide schedule expectations after reviewing the project.

    What are Table A items?

    Table A contains optional survey requirements that can be added to the standard ALTA survey scope. Clients, lenders, or title companies often select these items based on transaction needs.

    Can an ALTA survey identify easements and encroachments?

    Yes. One of the primary purposes of an ALTA survey is to document easements, encroachments, rights-of-way, and other conditions that may affect ownership or development.