Cinquini & Passarino, Inc. offers professional ALTA/NSPS Land Title surveys in Oakland and the greater Bay Area. Since 1954, we’ve provided comprehensive land surveying services for contractors, developers, engineers, property owners, local municipalities, and state and federal governments. Our licensed land surveyors adhere to the strict standards of the American Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). 

What is an ALTA/NSPS Land Survey?

An ALTA/NSPS survey is a type of boundary survey that’s often required by title companies and/or lenders in real estate transactions. These surveys are also required by insurance companies to issue an American Land Title Association (ALTA) extended coverage title insurance policy.

The ALTA/NSPS survey will identify all the important features of an Oakland property and how they relate to the real estate title. This includes:

• Boundary lines

• Improvements
• Real property 
• Surface Evidence of Underground Utilities
• Easements
• Potential Encroachments
• Land ownership data
• Water features  

Reasons to Have an ALTA/NSPS Survey Performed in Oakland

If you’re not required to get an ALTA/NSPS land survey, here are some reasons to consider having one performed:

• Verification of the legal description as it’s reflected on the title. Buyers and lenders can determine whether there are discrepancies between the surveyed boundaries and what’s being purchased. If discrepancies are discovered, they can be negotiated before the deal is finalized. 

• Locating easements and encumbrances. An ALTA/NSPS land survey shows the location and width of features that would otherwise be difficult to assess, such as easements and encumbrances. It will also show any unrecorded easements or easements that were recorded before the title research began. 

• Identifying improvements and encroachments. ALTA/NSPS minimum standard detail requirements state all buildings and other improvements on the property are accurately depicted. This allows purchasers and lenders to assess whether there are features that encroach on any easements or property boundaries. 

• Verifying vehicular access. The survey will show whether the property is accessible by public roads or by an easement of another property. 

• Local zoning ordinance compliance. Some of the optional Table A items let purchasers know whether the property complies with the local zoning ordinances. 

• Identifying existing utilities. If certain Table A items are selected, the survey will show the existing ‌utilities on the property, including water meters, cable boxes, fire hydrants, and utility poles. 

• Enhanced title insurance. If a survey is performed, the title insurance company can remove the “survey exception” from the policy. The insurance title company can also issue endorsements to the policy, which provides coverage for features that aren’t insured in the standard policy. This includes things like zoning violations, encroachments, and a lack of access.

When is an ALTA/NSPS Survey Required?

An ALTA/NSPS land survey is typically required for:

• Commercial real estate transactions
• Vacant land purchases
• Pre-Construction and post-construction lending

ALTA/NSPS Requirements

The American Land Title Association has established a set of national requirements for ALTA/NSPS land surveys to ensure consistency and uniformity. This includes performing surveys to the standards and precision required, conducting public records research, providing detailed information on the fieldwork findings, and more. Our experienced surveyors will ensure your survey meets or exceeds all requirements.  

Depending on your needs, your ALTA/NSPS land survey may include:

• A boundary survey that documents the boundaries of the parcel
• An as-built survey to locate structural improvements
• A topographic survey to show the property’s elevations
• Zoning requirements

Contact C&P for ALTA/NSPS Title Survey Services

There are several types of surveys that lenders may consider, but boundary surveys and ALTA/NSPS surveys are generally the most common. Our surveyors will work closely with you to understand your needs and title requirements. In addition to ALTA/NSPS, we offer comprehensive land surveying services in Alameda County. This includes ground and aerial topographic surveys, railroad surveys, construction staking, hydrographic surveys, and more.