What Is Included in ALTA/NSPS Survey Drafting?

ALTA/NSPS land title surveys are the most detailed boundary product most US firms produce. They are usually ordered by lenders and title companies for commercial transactions, and the drafting reflects that level of scrutiny.

Core elements of an ALTA/NSPS drawing

• Boundary lines with bearings, distances and monuments found or set.
• Record and measured dimensions where they differ.
• All plottable easements and Schedule B exceptions, with notes for non-plottable items.
• Improvements, access, encroachments and evidence of possession.
• Legal description, title commitment reference and surveyor's certification.

How Table A items change the scope

Table A lists optional items the client can request, such as flood zone classification, zoning information, building dimensions, parking counts or utilities. Each selected item adds drafting work, so we always confirm the Table A list before starting.

Common drafting challenges

• Dozens of recorded easements that overlap or conflict.
• Multiple parcels combined into one survey.
• Tight lender deadlines with last-minute commitment updates.

Typical ALTA drawing layout

Sheet 1: Boundary and improvements

The main sheet shows the boundary, monuments, buildings, parking, access points, visible utilities and encroachments, with a north arrow, scale bar and vicinity map.

Sheet 2: Easements and exceptions

On larger sites, a separate sheet keeps easement linework readable. Each plottable exception is labelled with its Schedule B number and recording reference.

Sheet 3: Notes and certification

Survey notes, Table A responses, flood zone statements, zoning information, legal description and the surveyor's certification to the named parties.

Frequently requested Table A items

• Item 1 – monuments placed or found at major corners.
• Item 3 – flood zone classification.
• Item 4 – gross land area.
• Items 6(a) and 6(b) – zoning information.
• Item 7 – building dimensions and square footage.
• Item 8 – substantial features observed.
• Item 9 – parking spaces and striping.
• Item 11 – utilities from observed evidence and plans.

Each item adds drafting detail, so confirming the list early keeps the quote accurate.

Quality checks we perform

1. Boundary closure and agreement with the record descriptions.
2. Every Schedule B item addressed, plotted or noted.
3. Certification wording matches the parties and the current standard.
4. Table A responses present for every selected item.
5. Labels readable at plot scale with no overlaps.

Working with commitment updates

Title commitments often change during a transaction. When a revised commitment arrives, send it through the dashboard and we update exceptions, notes and certification quickly so the closing is not delayed.

Who uses outsourced ALTA drafting

Small firms use it to take on commercial work they could not otherwise staff, and large firms use it to handle volume during busy transaction periods.

What to send for an ALTA job

1. Field data and your boundary solution.
2. The title commitment and all exception documents.
3. The client's Table A selections and certification parties.
4. Your ALTA template and an example set.

See our dedicated ALTA/NSPS survey drafting service or read a real ALTA case study.