What is an ALTA/ASCM Survey?

ALTA stands for American Land Tile Association. ACSM stands for American Congress on Surveying and Mapping.

An ALTA/ASCM Survey is a boundary survey of land prepared to a set of minimum standards that have been jointly prepared and adopted by the ALTA/ASCM. Additionally, an ALTA/ASCM Survey shows improvements, easements, rights-of-way, and other elements impacting the ownership of land. An ALTA/ASCM Survey is often prepared for commercial properties, as it will provide the title company with the information required to insure the title to the land and improvements to the high degree that a commercial development may require. In addition to the minimum standards set forth, a table of optional elements is included in the ALTA/ACSM standards.. A careful review of the elements from the optional "Table A" is helpful in delineating a clear scope of the land surveyor's services.

A current title commitment is required before an ALTA/ASCM Survey (title survey) can be completed. The land surveyor will refer to the title commitment for the legal description of the property and for the legal description of any encumbrances (exceptions). Areas of ownership, improvements and encumbrances will be shown graphically. If the survey discovers any encroachments, they should be shown graphically, and a note indicating the nature of the encroachment may also be added.

The certification language of the ALTA/ASCM Survey should include the names of the affected parties, including the buyer, seller, title company, and lender. The land surveyor must work in close association with the title insurance company, as the land surveyor and the title company are relying on each others work to show the matters affecting the ownership of the land and improvements in a comprehensive manner. Visit
Eastern Chadrow’s Website to have them perform an ALTA Survey for you.

What is a property survey?

Before a property boundary can be defined the surveyor must first research public land records to assist and confirm the actual field locations of the property markers. The surveyor confirms the measurements, types of markers typically utilized by surveyors and a visual confirmation if the property markers look in general conformance with the general lines of occupation, i.e. ( fence lines, tree lines, etc…). The surveyor will not set any boundary markers unless he is 100 percent positive that his calculations are correct. The surveyor can be held liable if he makes a mistake that costs the client money. The surveyor is impartial and has no other agenda but to stake the line correctly. If the surveyor is found to practicing in an unethical manor the surveyor can lose his license and be fined by the State.

After the surveyor confirms the existing boundary markers he will set new markers if none already exist, which are typically iron pins measured 18 to 24 inches long and set ½ inch above ground level with ribbon tied around the top; next to the iron pin a wooden witness stake will be set to more easily identify its location. Along the property boundary the surveyor will set wooden stakes at an interval where the owner can see between them if possible. After completion of the property survey the surveyor will issue a letter of “Boundary Survey Certification” to prove that the survey was indeed surveyed by a licensed Professional Land Surveyor.

If any adjacent property owner contests the validity of the survey, the adjacent owner must hire their own licensed surveyor to confirm the boundary line location. If the two surveys are not consistent with each other, the property owners shall exchange surveyor contact information. It shall be the responsibility for each surveyor to review each other's work and determine if and where a mistake has been made. If the two surveyors cannot come to a consensus to the boundary location, it shall be the owners right to establish their individual boundary rights through a court of law. Visit Eastern Chadrow’s Web site to have them perform a property survey for you.