ALTA/NSPS Land Title Survey Coordination

EMG offers ALTA/NSPS Land Title Survey coordination across the United States, Canada, and the US Territories. With over 30 years of experience, our in-house team of Professional Land Surveyors (PLS) are able to meet the specific survey needs of our clients who are working on multi-site, multi-state real estate transactions. With our broad geographic reach, EMG reduces the difficulties and inconsistencies that can be encountered when dealing with numerous surveyors from different areas of the country. Our subject matter experts have the depth of knowledge necessary to evaluate problems disclosed on ALTA/NSPS Land Title Surveys and the ability to communicate those problems to you and assist in their resolution.

EMG provides:

  • ALTA/NSPS Land Title Surveys
  • Boundary Surveys
  • Topographic Surveys
  • FEMA Elevation Certificates
  • Flood Zone Analysis
  • Zoning Reports

Please visit our ALTA Survey and Zoning Report Resource Documents page.

Information Shown on an ALTA / NSPS Land Title Survey


ALTA/NSPS Land Title Survey Information

  • Easements that may encumber or benefit the property
  • Possible encroachments across boundary lines or easements
  • Access to a public street or lack thereof
  • Zoning of the property along with setback requirements
  • Flood Zones that may affects the subject property
  • Evidence of any use by other parties
  • Location of any water boundaries on the subject property
  • Evidence of cemeteries
  • Names of adjoining property owners

ALTA/NSPS Survey Needed in All Multifamily Housing Loan Transactions Submitted to HUD


ALTA/NSPS Survey HUD Form 91073M

For all multifamily housing loan transactions submitted to HUD (U.S. Department of Housing and Urban Development), an “ALTA/NSPS Land Title Survey” is required. HUD uses the survey for:

  • Land title recordation
  • Site grading plan preparation
  • Plot plan design/redesign
  • Condominium/Air-rights

Multifamily housing projects are usually large complex projects and can include:

  • Apartment Communities
  • Mixed use building (commercial and residential use)
  • Apartment buildings (multiple apartments)
  • Others

Download HUD Form 91073M
(Replaces previous HUD form 92457M and 92457A-M)

ALTA / NSPS Land Title Survey FAQsALTA Survey FAQs


What is an ALTA/NSPS Land Title Survey?

A: An ALTA/NSPS Land Title Survey (“ALTA Survey”) is a comprehensive type of boundary surveys in which various issues are addressed that typically are of concern to lenders and title companies. For one thing, an ALTA Survey depicts all easements that are revealed by a current title search. There are a number of items that are required to be shown on an ALTA survey and some items, which are Optional (“Table A Items”). These requirements as well as the Optional Table A Items can be printed or downloaded by clicking on “Resource Docs” link at the top of the page.


Why should I use a Survey Coordinator?

A: When you hire a survey coordinator they become the single source contact for all survey issues and questions. You no longer need to try to locate surveyors in multiple states or cities we do that for you. A coordinator works much like a National Business Unit of a Title Company using their list of reliable contacts (surveyors) in various areas to ensure that your project is completed on time and on budget.

If you have ever tried to order surveys on a multi-site transaction you soon realized the value of a good coordinator.


How much does a Land Title Survey typically cost?

A: Survey costs are based upon a number of factors. Some of which are size, type, and complexity of the property, as well as geographic location. Although rates around the country vary greatly, the number of hours it takes to perform the work should be relatively consistent. This knowledge, along with our experience, often allows us to estimate survey costs. Please contact one of our coordinators and we will help you determine a budget for your project.


Do you have to be licensed to coordinate surveys?

A: NO. However, it is beneficial to use a Licensed Professional Land Surveyor as a coordinator since they are trained to identify Land Title issues. Probably the most important advantage is that a Professional Land Surveyors can effectively communicate your needs to other licensed surveyors in a manner that they might better understand. With us acting as a liaison it greatly reduces difficulties you may have experienced when dealing with surveyors from different regions of the country.


What information do I need to provide when I order a survey?

A: A legal description is preferred to initiate a survey. However in some situations, simply an address or a tax identification number will be enough to begin the process..


When is a survey needed?

A: When a property is being transferred or refinanced the title company and /or lender typically require an ALTA survey. Boundary surveys are often needed prior to construction or subdivision of property.


Are there different types of Surveys?

A: YES. The word “survey” is often used in a general sense but there are many different type of surveys. For instance there are: Boundary Surveys, Topographic Surveys, Land Title Surveys, Mortgage Inspections, Right of Way Surveys, etc. All surveys must meet certain Minimum Technical Standards, which are approved by the State Board of Registration for Professional Engineers and Land Surveyors.


We understand how to address issues that are important to borrowers, lenders and title companies such as easement, access/cross-access, utilities, encroachments, and gaps and overlaps in boundaries. We recognize your specific needs, and will work with you to facilitate the land title survey portion of the due diligence process.

All surveys coordinated by EMG, comply with the current Minimum Standard Detail Requirements as adopted by NSPS and ALTA.

Ensure that your ALTA survey is compliant with the new 2016 ALTA/NSPS Minimum Standard Detail Requirements. If you are unsure, please contact an EMG representative today.