If you’re involved in commercial real estate, you’ve probably heard of the ALTA survey. In 2021, the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) released an updated version of the standards used to guide this critical survey type. But what exactly changed—and how does it affect you?
In this article, we’ll answer the most common questions about the 2021 ALTA Survey and help you understand what’s required in today’s property transactions.
What Is an ALTA Survey and Why Was It Updated in 2021?
An ALTA/NSPS Land Title Survey is a detailed property survey used for commercial real estate transactions. It outlines everything from boundary lines and easements to improvements, access points, and zoning. It’s commonly required by lenders, attorneys, and title insurance companies to reduce risk and confirm legal property details.
The 2021 update was made to:
- Improve clarity
- Adjust to modern surveying technology
- Fix inconsistencies in how surveyors interpreted earlier standards
- Make sure all parties—surveyors, title companies, and clients—were on the same page
What Changed in the 2021 ALTA/NSPS Standards?
Here are the most important updates made to the ALTA survey in 2021:
- Clearer Surveyor Responsibilities: Definitions were added or revised to explain what the surveyor must include.
- Improved Table A Format: Language in Table A was simplified and clarified.
- Title Commitment Reference: Surveyors now must clearly identify any document used in preparing the survey.
- Updated Certification Wording: A consistent certification text was introduced for use across all surveys.
These changes aimed to make the ALTA survey process more transparent, standardized, and legally reliable.
Who Needs a 2021 ALTA Survey?
You may need a 2021 ALTA survey if you are:
- Purchasing or refinancing commercial property
- Developing land that involves zoning, access, or utility rights
- A lender providing funding for a commercial deal
- A title company issuing extended title insurance
- A real estate attorney ensuring legal compliance
What Is Table A and Why Does It Matter?
Table A is a list of optional items that can be included in an ALTA survey. These items are agreed upon by the client and surveyor based on the needs of the transaction.
Examples of Table A items include:
- Flood zone classification
- Underground utilities
- Building heights
- Parking counts
- Observed evidence of easements or access
What’s new in the 2021 version?
- The language was rewritten for clarity
- Some items were combined or simplified
- Surveyors must state whether each item was requested or omitted
Table A is a customization tool—choosing the right items ensures your survey meets your project’s specific needs.
How Do the 2021 Changes Affect Property Owners and Buyers?
If you’re buying or selling commercial property, these updates matter because:
- Surveys are now more consistent and easier to understand
- Less confusion means faster closings and fewer title issues
- There’s greater alignment between what the buyer needs and what the survey delivers
- You’re less likely to face surprises about property access, zoning, or encroachments
What Should You Ask Your Surveyor About the 2021 ALTA Survey?
To ensure everything runs smoothly, ask your surveyor:
- “Are you using the 2021 ALTA/NSPS standards?”
- “Can you explain which Table A items are included?”
- “Will this survey meet lender and title company requirements?”
These questions help avoid costly delays and ensure that everyone’s expectations are aligned.
How to Ensure Your ALTA Survey Complies with 2021 Standards
Here’s how to make sure your ALTA survey is up to date:
- Hire a licensed surveyor experienced with ALTA/NSPS surveys.
- Review the title commitment and send it to your surveyor.
- Carefully select Table A items with your attorney or title officer.
- Communicate with all parties—lender, attorney, title agent—early in the process.
Stay Updated to Stay Compliant
The 2021 ALTA Survey standards bring clarity, precision, and confidence to today’s real estate transactions. By understanding the updates and working with the right professionals, you can avoid confusion, reduce risk, and close your deal faster.
If you’re ordering a survey for a commercial property, make sure your team is using the most current standards. It’s a small step that can make a big difference.
