On February 23, 2026, new Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys (the “2026 Standard”) took effect. The 2026 Standard updates ALTA’s 2021 standards of the same name governing the procedure, presentation, and treatment of property surveys for use in the title insurance underwriting process. In addition to various syntactical updates, as noted in industry analyses and commentary, the 2026 Standards make the following changes:
To the Minimum Requirements for ALTA/NSPS Land Title Surveys:
- Those placing orders with surveyors no longer need to provide the record descriptions for properties adjoining the property to be surveyed. Surveyors will now hold the independent responsibility for acquiring, largely through desktop research of information available with local registries, record descriptions of adjoining properties. This change seeks to empower surveyors to identify and illustrate gaps and overlaps in boundary lines. (4(C))
- Those placing orders with surveyors must provide recorded instruments establishing easements appurtenant to the property being surveyed to the surveyor. Where possible, easements appurtenant, even outside the property boundary, are to be illustrated. (4(C))
- Descriptions of monuments must now include the relationship of such monument “to the surface of the ground”. (5(A))
- “Evidence of physical access” must be “observed in the process of conducting the fieldwork.” This change reflects a broadened understanding of access from the 2021 standard requiring “visible” evidence of access. (5(B))
- “Evidence of possession or occupation along the perimeter of the surveyed property … and by adjoining properties” must be reported “regardless of proximity to the perimeter boundary lines.” Aiming to encapsulate the full picture of features benefiting and burdening the property, surveyors are no longer limited to the property lines to depict possession and occupation. (5(C))
- Guy wires must now be shown for those overhead “and within five feet of the surveyed property,” yet another change to allow for depiction of elements beyond the surveyed property line. (5(E)(iv))
- If applicable, the survey must provide “notation of any parol statements by interested landowner or occupants as to title or boundary issues relating to the surveyed property.” Perhaps the most drastic change, this new language will require surveyors to expressly provide notice of possible issues arising by parol statement. (6(D)(ii)(l))
- If requested, “certification may be extended to successors and assigns of the lender.” (7(B))
To Table A, Providing Optional Survey Responsibilities and Specifications for ALTA/NSPS Land Title Surveys:
- Clients are now empowered to coordinate “private utility locale requests” on the surveyor’s behalf. (11(b))
- With the client’s consent, surveyors now have increased flexibility to utilize digital imagery to identify features “other than the boundary… and the location of features in close proximity to a boundary.” (15)
- In connection with 6(D)(ii)(l) above, the following optional item 20 has been added: “When observed in the process of conducting the fieldwork or otherwise identified in the process of preparing the survey, the following conditions and potential encroachments must be summarized in a table and indicated on the face of the plat or map. Without expressing a statement of legal opinion or an opinion as to ownership, the table must identify the physical conditions, and provide a means by which the conditions can be readily located on the face of the plat or map by a reviewer; however, this table may not be a comprehensive list of all concerns shown on the plat or map of the survey.
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- Potential encroachments over boundary lines onto the surveyed property from adjoining property and onto adjoining property from the surveyed property.
- Potential encroachments into rights of way and easements for which written documentation of the existence of such rights of way and easements was provided to or obtained by the surveyor pursuant to Section 4.
- Potential encroachments of front, side or rear setbacks, but only when the setback requirements specific to the surveyed property were provided to the surveyor pursuant to Table A item 6(a) or 6(b) or provided in recorded documents.
- Physical access between adjoining parcels without the benefit of an easement for which written documentation of the existence of such easement was provided to or obtained by the surveyor pursuant to Section 4.
- Use of adjoining parcels by apparent occupants of the surveyed property without benefit of an easement for which written documentation of the existence of such easement was provided to or obtained by the surveyor pursuant to Section 4.”
- A new entirely blank optional item 21 has been added, for discretionary use by clients and surveyors.
References
ALTA/NSPS Minimum Standard Detail Requirements for Land Title Surveys (2026)
ALTA/NSPS Minimum Standard Detail Requirements for Land Title Surveys (2021)
“What the 2026 ALTA/NSPS Land Title Survey Updates Mean for CRE Professionals”
