ALTA/NSPS Land Title Survey in San Antonio, TX
Closing on a commercial property? Alliance Land Surveyors delivers certified ALTA/NSPS surveys that meet the 2021 Minimum Standard Detail Requirements — on time, on budget, and accepted by every lender and title company in San Antonio.
Get Your ALTA Survey Quote
Send us your title commitment for a detailed quote.
What Is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS Land Title Survey is the most comprehensive type of land survey used in commercial real estate transactions. It goes far beyond a standard boundary survey by documenting not just property lines, but all improvements, easements, rights-of-way, encroachments, utilities, access points, and other site features that could affect the property's title, value, or intended use.
ALTA surveys adhere to the 2021 Minimum Standard Detail Requirements jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These national standards ensure that every ALTA survey — regardless of where it's performed — meets the same rigorous baseline, giving lenders, title insurers, and investors confidence in the data.
In San Antonio's active commercial real estate market, ALTA surveys are the standard for office buildings, retail centers, industrial facilities, multifamily developments, raw land acquisitions, and any transaction involving institutional lending or extended title insurance coverage.
An ALTA/NSPS survey from Alliance includes:
Boundary determination — property lines established from deed research and field measurements, with monumentation at corners per the legal description and recorded plat.
Title commitment review — every Schedule B-II exception is researched, plotted, and addressed on the survey. Easements, liens, and encumbrances are either located on the plat or noted with explanation.
Improvement location — all buildings, structures, parking areas, fences, walls, driveways, sidewalks, and other visible improvements documented relative to boundaries and easements.
Utility evidence — above-ground utility infrastructure (poles, transformers, meters, manholes) located, plus underground utility evidence per selected Table A items.
Access and rights-of-way — documented ingress/egress, recorded and observed rights-of-way, and abutting street information.
RPLS certification — the survey is certified to the buyer, lender, and title insurer with language that conforms to the 2021 ALTA/NSPS standards.
When Is an ALTA/NSPS Survey Required?
If institutional money or extended title insurance is involved, an ALTA survey is almost always required. Here are the parties who typically order them and why.
Lenders & Banks
Commercial lenders require an ALTA survey to verify the property is a viable collateral asset free of boundary disputes, unrecorded easements, or encroachments that could impair value.
Title Companies & Insurers
Title insurance underwriters use the ALTA survey to evaluate risk and determine which exceptions to include or remove from the title policy. A clean survey means cleaner coverage.
Developers & Investors
During due diligence, the ALTA survey reveals site conditions that affect development potential — setback compliance, utility access, easement conflicts, and encroachments that could delay or derail a project.
Real Estate Attorneys
Attorneys use ALTA surveys to advise clients on title exceptions, negotiate purchase agreements, and identify survey-related issues before closing. The survey is part of the legal due diligence record.
Commercial Buyers & Sellers
Both sides of a transaction rely on the ALTA survey for an accurate, certified representation of the property that supports a smooth, transparent closing process.
Government & HUD Projects
HUD multifamily projects require ALTA surveys with specific Table A items (Items 1, 2, 3, 4, 6a, 7a, 7b1, 8, 9, 10, 11a, 13, 14, 16, 17, 18, 19). Alliance is experienced with these requirements.
Table A Optional Items — Explained
Table A items are optional survey responsibilities that can be added to the base ALTA scope. Your lender, title company, and attorney negotiate which items are required. Here are the most commonly requested ones.
Not sure which Table A items your lender requires? Send us your title commitment and lender requirements at orders@alliancelandsurveyors.com and we'll help you scope the survey correctly.
How an ALTA Survey Differs from a Boundary or Title Survey
An ALTA survey is significantly more comprehensive than a standard boundary or residential title survey. Here's what you get at each level.
| Feature | Boundary Survey | Title Survey | ALTA/NSPS Survey |
|---|---|---|---|
| Property lines & corners | Yes | Yes | Yes |
| Improvement locations | Optional | Yes | Yes (comprehensive) |
| Easement & encroachment documentation | Basic | Yes | Detailed per title commitment |
| Title commitment review | No | Sometimes | Yes — every Schedule B-II exception |
| Table A optional items | No | No | Yes — up to 19 items |
| Utility evidence | No | Visible only | Above & underground per Table A |
| Zoning & setback info | No | No | Yes (Table A Items 6a/6b) |
| Certified to lender/insurer | No | Sometimes | Yes — required |
| Follows national standards | Texas standards | Texas standards | 2021 ALTA/NSPS national standards |
| Typical cost range | $400 – $2,000 | $400 – $800 | $1,500 – $5,000+ |
How an ALTA Survey Works — Step by Step
Alliance follows a methodical process to deliver ALTA surveys that pass lender and title company review the first time — no revisions, no delays to your closing.
Scope & Table A Selection
You provide the title commitment, legal description, and your lender's Table A requirements. We review the scope, confirm which Table A items are needed, and provide a detailed quote. If you're unsure about Table A items, we'll help you and your attorney determine the right selections.
Title Commitment & Records Research
We review every Schedule B-II exception in the title commitment. Each exception — whether it's a utility easement, drainage right-of-way, deed restriction, or prior lien — is researched, located, and addressed. We also pull deed records, plats, and prior surveys from Bexar County records.
Comprehensive Field Survey
Our crew conducts a thorough site survey using GPS and robotic total stations. This includes boundary measurements, all improvement locations, utility infrastructure, access points, parking, signage, and any other features required by the ALTA standards and selected Table A items. For large commercial sites, fieldwork may span multiple days.
Drafting, Certification & Delivery
The survey plat is drafted to ALTA/NSPS standards in CAD. One of our two RPLSs reviews all calculations, verifies that every title exception has been addressed, and certifies the survey to the parties you specify — typically the buyer, lender, and title insurer. You receive the sealed plat ready for closing.
Click to enlarge
Sample ALTA/NSPS Survey
This is an example of a certified ALTA/NSPS Land Title Survey produced by Alliance Land Surveyors. The plat shows property boundaries, improvements, easements, rights-of-way, utility evidence, and other features documented to 2021 ALTA/NSPS standards.
Deliverables include: sealed and certified survey plat, Schedule B-II exception analysis, Table A item documentation, and certification to your specified parties (buyer, lender, title insurer). Ready for closing.
How Much Does an ALTA Survey Cost in San Antonio?
ALTA surveys are priced based on the complexity of the title commitment, property size, number of Table A items, and site conditions. Here's a general framework.
| Property Type | Typical Range | Key Factors |
|---|---|---|
| Small commercial lot (< 1 acre) | $1,500 – $2,500 | Few Table A items, straightforward title |
| Office / retail / industrial (1–5 acres) | $2,000 – $4,000 | Multiple improvements, parking, utilities |
| Large commercial / multifamily (5+ acres) | $3,500 – $6,000+ | Extensive fieldwork, complex title, multiple buildings |
| Raw land / development tract | $2,000 – $5,000+ | Acreage, terrain, multiple adjoining tracts, off-site easements |
| ALTA update / recertification | $800 – $2,000 | Existing ALTA on file, limited field changes |
For an accurate quote: Send your title commitment, legal description, and Table A requirements to orders@alliancelandsurveyors.com or call (210) 369-9509. We typically quote within the same business day.
ALTA Survey FAQ — San Antonio
Request Your ALTA Survey Quote
Send us your title commitment and Table A requirements. We'll review the scope, provide a detailed quote, and schedule the survey to meet your closing timeline. Alliance has the experience, equipment, and licensed RPLSs to deliver ALTA surveys that pass review the first time.
Request Your ALTA Quote
Include title commitment details if available.
Certified ALTA/NSPS Surveys for San Antonio
Commercial transactions demand precision. Call Alliance for your ALTA survey quote.
