Why choose raSmith as your qualified ALTA surveyor?
raSmith’s survey staff have the skillsets and experience to deliver ALTA/NSPS Land Title Surveys in a timely, accurate manner. The Survey Division has 12 licensed professional surveyors on staff who have extensive knowledge and proven performance. Our survey plans are highly detailed, legible, and multi-colored, making them easy to read and identify property conditions.
Advanced survey technologies may be utilized on select projects, as appropriate, to save time and reduce manpower. In some situations, our staff may utilize an unmanned aircraft system (drone) to capture locations of visible improvements to be illustrated on the survey.
raSmith has a heritage in land surveying dating to 1929; an extensive library of survey records; and strong GPS, LiDAR and UAS capabilities as early adopters of advanced survey technologies. Our land surveying operations are based in Wisconsin and serve the needs of real estate development professionals, the legal community, and state and local government throughout Wisconsin and the Midwest.
raSmith’s experienced survey team includes a field and office staff of 32. We are one of the largest survey operations in the Midwest, capable of managing single site and large portfolio survey requests. Our professional land surveyors are supported by a team of in-house FAA-certified UAS pilots and some of the most experienced LiDAR (3D laser scanning) professionals in Wisconsin.
ALTA Land Surveying FAQs
What is an ALTA Survey?
An ALTA/NSPS Land Title Survey is a survey prepared to standards established by the American Land Title Association and National Society of Professional Surveyors. This standardized survey contains the appropriate and required information for a title company to remove the survey exception from their policy. Most lenders necessitate that the survey exception be removed prior to financing. The ALTA/NSPS Land Title Survey (the most comprehensive type of land survey) can help investors and developers mitigate site obstacles before purchasing property.
raSmith’s survey staff have the skillsets and experience to deliver ALTA/NSPS Land Title Surveys in a timely and accurate manner. Our survey plans are highly detailed, legible, and multi-colored. This attention to detail ensures that the survey is clear and easy to read and the property conditions are very identifiable for the client.
Advanced survey technologies may be utilized on select projects, as appropriate, to save time and reduce manpower. In some situations, our staff may utilize an unmanned aircraft system (drone) to capture locations of visible improvements to be illustrated on the survey.
What are common applications for ALTA Surveys?
ALTA Surveys are commonly prepared for the following purposes:
- Real estate transactions
- New construction and development projects
- Boundary disputes and litigation support
- Mortgage and title insurance requirements
- Lender and investor due diligence
What are the benefits of ALTA Land Surveys?
There are several key benefits of an ALTA/NSPS Land Title Survey.
- Ensures property boundaries
- Identifies easements and encumbrances
- Provides base data for development and construction planning/design
When is an ALTA Survey required?
An ALTA/NSPS Land Title Survey is required when the buyer/lender requests that the title company remove the standard survey exception from the title insurance policy. The title company will require the survey be prepared in conformance with the standards set forth by the American Land Title Association and National Society of Professional Surveyors.
What information is shown on an ALTA Survey?
ALTA/NSPS Land Title Surveys are prepared in accordance with state requirements for property surveys (Wisconsin Administrative Code A-E7), including:
- Detailed boundary survey
- Identification of encroachments
- Location of improvements and structures
- Illustration of easements, access, and restrictions
- Surveyor's certification and documentation
ALTA/NSPS Land Title Surveys include “Table A,” a list of 20 optional characteristics to be addressed and illustrated on the survey.
- Monuments placed
- Property address
- Flood zone classification
- Gross land area
- Vertical relief
- Zoning
- Building details
- Visible site improvements
- Parking
- Party walls (walls shared by two adjoining properties)
- Utilities
- Governmental agency survey requirements
- Adjoining owners
- Distance to intersection
- Rectified orthophotography
- Evidence of earth work
- Changes in right of way
- Offsite easements
- Specific liability insurance
- Others as requested
What is the process that is followed in conducting an ALTA Survey?
raSmith’s first step in preparing an ALTA Survey is to complete an initial consultation and project assessment to determine the client’s needs and identify the survey scope, fee, and project timeline. The project manager then researches and reviews relevant documents, performs computations, and coordinates field crew efforts. Field crews (one- or two-person depending on the project) survey and provide measurements utilizing the latest technology, including robotic total stations, survey grade GPS, 3D laser scanning, UAS imagery and/or LiDAR, and single beam sonar (for subwater surface data collection). Finally, the project manager provides an analysis and interpretation of survey field data, incorporates record data, and prepares a detailed illustration of the findings.
What is the difference between an ALTA Survey and a boundary survey?
An ALTA/NSPS Land Title Survey is essentially a boundary survey (Plat of Survey) that meets the additional requirements set forth by the American Land Title Association (ALTA) and National Society of Professional Surveyors (NSPS). Encumbrances identified in a current title commitment provided to the surveyor are illustrated and noted as to their effect on the property surveyed. Table A offers a variety of options for additional information that may be added to the survey.
How much does an ALTA Survey cost?
The fee for an ALTA/NSPS Land Title Survey is dependent on the size of the property, description of the property, level of improvements thereon, and Table A items to be included on the survey.
The fee for an ALTA/NSPS Land Title Survey can be similar to that of a boundary survey (Plat of Survey), depending on the Table A items selected by the client. The survey fee is impacted by the number of optional items that are included in the survey.
