Surveying It s All in The Details!

Transcription

1 END TO ENDLESS KNOWLEDGE Surveying It s All in The Details! A Guide Designed To Help You Understand Surveys, Including Types Of Surveys And What To Expect On Your Survey First American Commercial Due Diligence Services 1700 S. Broadway, Building E Moore, OK Customer Service First American Financial Corporation and/or its affiliates. All rights reserved. First American Commercial Due Diligence Services 1700 S. Broadway, Building E Moore, Oklahoma 73160

2

3

4

5

6

7

8

9

10 Surveying It s All in the Details Description: In this class you will gain a brief understanding of the The Job of a Surveyor and understanding of surveying procedures. Some of the items covered will include the different types of surveys, equipment used, typical problems surveyors run into on a daily basis and the 2011 ALTA/ACSM Standards. Upon completion of the Survey 101 class you will also gain or improve those important skills necessary to acquire data from a survey and review for the most significant 2011 changes. Topics: The Definition of Surveying Various types of land surveys Surveying Errors; Types of Errors; Precision and Accuracy Easements; Building Lines and Encroachments Legal Descriptions; Area Calculations Surveying instruments New Technologies Goals: How information is gathered to create a survey Essential skills necessary to acquire data from a map and/or plat needed for several uses including insurance purposes Understand the changes in 2011 ALTA/ACSM requirements Resources: Surveying It s All in the Details Glossary of Surveying Terms Class Duration: 1hour +/- Q&A Page 1

11 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS (Effective February 23, 2011) 1. Purpose - Members of the American Land Title Association (ALTA) have specific needs, unique to title insurance matters, when asked to insure title to land without exception as to the many matters which might be discoverable from survey and inspection, and which are not evidenced by the public records. For a survey of real property, and the plat, map or record of such survey, to be acceptable to a title insurance company for the purpose of insuring title to said real property free and clear of survey matters (except those matters disclosed by the survey and indicated on the plat or map), certain specific and pertinent information must be presented for the distinct and clear understanding between the insured, the client (if different from the insured), the title insurance company (insurer), the lender, and the surveyor professionally responsible for the survey. In order to meet such needs, clients, insurers, insureds, and lenders are entitled to rely on surveyors to conduct surveys and prepare associated plats or maps that are of a professional quality and appropriately uniform, complete and accurate. To that end, and in the interests of the general public, the surveying profession, title insurers and abstracters, the ALTA and the National Society of Professional Surveyors, Inc. (NSPS) jointly promulgate the within details and criteria setting forth a minimum standard of performance for ALTA/ACSM Land Title Surveys. A complete 2011 ALTA/ACSM Land Title Survey includes the on-site fieldwork required under Section 5 herein, the preparation of a plat or map showing the results of the fieldwork and its relationship to record documents as required under Section 6 herein, any information in Table A herein that may have been negotiated with the client, and the certification outlined in Section 7 herein. 2. Request for Survey - The client shall request the survey or arrange for the survey to be requested, and shall provide a written authorization to proceed from the person or entity responsible for paying for the survey. Unless specifically authorized in writing by the insurer, the insurer shall not be responsible for any costs associated with the preparation of the survey. The request shall specify that an "ALTA/ACSM LAND TITLE SURVEY" is required and which of the optional items listed in Table A herein, if any, are to be incorporated. Certain properties, including, but not limited to, marinas, campgrounds, trailer parks and leased areas, may present issues outside those normally encountered on an ALTA/ACSM Land Title Survey. The scope of work related to such properties should be discussed with the client, lender and insurer, and agreed upon in writing prior to requesting the survey. The client may need to secure permission for the surveyor to enter upon the property to be surveyed, adjoining properties, or offsite easements. 3. Surveying Standards and Standards of Care A. Effective Date - The 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys are effective February 23, As of that date, all previous versions of the Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys are superseded by these standards. Page 1 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

12 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 B. Other Requirements and Standards of Practice - Some Federal agencies, many states and some local jurisdictions have adopted statutes, administrative rules and/or ordinances that set out standards regulating the practice of surveying within their jurisdictions. In addition to the standards set forth herein, surveyors shall also conduct their surveys in accordance with all applicable jurisdictional requirements and standards of practice. Where conflicts between the standards set forth herein and any such jurisdictional requirements and standards of practice occur, the more stringent shall apply. C. The Normal Standard of Care - Surveyors should recognize that there may be unwritten local, state, and/or regional standards of care defined by the practice of the prudent surveyor in those locales. D. Boundary Resolution - The boundary lines and corners of any property being surveyed as part of an ALTA/ACSM Land Title Survey shall be established and/or retraced in accordance with appropriate boundary law principles governed by the set of facts and evidence found in the course of performing the research and survey. E. Measurement Standards - The following measurement standards address Relative Positional Precision for the monuments or witnesses marking the corners of the surveyed property. i. Relative Positional Precision means the length of the semi-major axis, expressed in feet or meters, of the error ellipse representing the uncertainty due to random errors in measurements in the location of the monument, or witness, marking any corner of the surveyed property relative to the monument, or witness, marking any other corner of the surveyed property at the 95 percent confidence level (two standard deviations). Relative Positional Precision is estimated by the results of a correctly weighted least squares adjustment of the survey. ii. Any boundary lines and corners established or retraced may have uncertainties in location resulting from (1) the availability, condition, history and integrity of reference or controlling monuments, (2) ambiguities in the record descriptions or plats of the surveyed property or its adjoiners, (3) occupation or possession lines as they may differ from the written title lines, and (4) Relative Positional Precision. Of these four sources of uncertainty, only Relative Positional Precision is controllable, although due to the inherent errors in any measurement, it cannot be eliminated. The magnitude of the first three uncertainties can be projected based on evidence; Relative Positional Precision is estimated using statistical means (see Section 3.E.i. above and Section 3.E.v. below). iii. The first three of these sources of uncertainty must be weighed as part of the evidence in the determination of where, in the surveyor s opinion, the boundary lines and corners of the surveyed property should be located (see Section 3.D. above). Relative Positional Precision is a measure of how precisely the surveyor is able to monument and report those positions; it is not a substitute for the application of proper boundary law principles. A boundary corner or line may have a small Relative Positional Precision because the survey measurements were precise, yet still be in the wrong position (i.e. inaccurate) if it was established or retraced using faulty or improper application of boundary law principles. iv. For any measurement technology or procedure used on an ALTA/ACSM Land Title Survey, the surveyor shall (1) use appropriately trained personnel, (2) compensate for systematic errors, including those associated with instrument calibration, and (3) use appropriate error propagation and measurement design theory (selecting the proper instruments, geometric layouts, and field and computational procedures) to control random errors such that the maximum allowable Relative Positional Precision outlined in Section 3.E.v. below is not exceeded. Page 2 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

13 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 v. The maximum allowable Relative Positional Precision for an ALTA/ACSM Land Title Survey is 2 cm (0.07 feet) plus 50 parts per million (based on the direct distance between the two corners being tested). It is recognized that in certain circumstances, the size or configuration of the surveyed property, or the relief, vegetation or improvements on the surveyed property will result in survey measurements for which the maximum allowable Relative Positional Precision may be exceeded. If the maximum allowable Relative Positional Precision is exceeded, the surveyor shall note the reason as explained in Section 6.B.ix below. 4. Records Research - It is recognized that for the performance of an ALTA/ACSM Land Title Survey, the surveyor will be provided with appropriate data which can be relied upon in the preparation of the survey. The request for an ALTA/ACSM Land Title Survey shall set forth the current record description of the property to be surveyed or, in the case of an original survey, the current record description of the parent parcel that contains the property to be surveyed. Complete copies of the most recent title commitment, the current record description of the property to be surveyed (or, in the case of an original survey, the parent parcel), the current record descriptions of adjoiners, any record easements benefiting the property, the record easements or servitudes and covenants burdening the property (all hereinafter referred to collectively as "Record Documents"), documents of record referred to in the Record Documents, documents necessary to ascertain, if possible, the junior/senior relationship pursuant to Section 6.B.vii. below, and any other documents containing desired appropriate information affecting the property being surveyed, and to which the ALTA/ACSM Land Title Survey shall make reference, shall be provided to the surveyor for use in conducting the survey. Reference is made to Section 3.B. above. 5. Field Work - The Survey shall be performed on the ground (except as otherwise negotiated pursuant to Table A, Item 15 below, if selected by the client), and the field work shall include the following: A. Monuments i. The location and description of any monuments or lines that control the boundaries of the surveyed property. ii. The location, size and type of any monuments found (or set, if Table A, Item 1 is requested by the client, or if otherwise required see Section 3.B. above) on the boundary of the surveyed property. B. Rights of Way and Access i. The distance from the appropriate corner or corners of the surveyed property to the nearest right of way line, if the surveyed property does not abut a right of way. ii. The name of any street, highway or other public or private way abutting the surveyed property, and the width and location of the travelled way relative to the nearest boundary line of the surveyed property. iii. Visible evidence of physical access (such as, but not limited to, curb cuts and driveways) to any abutting streets, highways or other public ways. iv. The location and character of vehicular, pedestrian or other forms of access by other than the apparent occupants of the surveyed property to or across the surveyed property, including, but not limited to driveways, alleys, private roads, sidewalks and footpaths observed in the process of conducting the survey. v. Without expressing a legal opinion as to ownership or nature, the location and extent of any potentially encroaching driveways, alleys, and other ways of access from adjoining properties onto the surveyed property observed in the process of conducting the survey. Page 3 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

14 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 vi. Where documentation of the width or location of any abutting street, road or highway right of way was not disclosed in Record Documents provided to the surveyor or was not otherwise available from the controlling jurisdiction (see Section 6.C.iv. below), the evidence and location of parcel corners recovered which might indicate the width or location of such right of way lines. vii. Evidence of access to and from waters adjoining the surveyed property, such as paths, boat slips, launches, piers and docks observed in the process of conducting the survey. C. Lines of Possession, and Improvements along the Boundaries i. The character and location of evidence of possession or occupation along the perimeter of the surveyed property, both by the occupants of the surveyed property and by adjoiners, observed in the process of conducting the survey. ii. The character and location of all walls, buildings, fences, and other improvements within five feet of each side of the boundary lines, observed in the process of conducting the survey. iii. Without expressing a legal opinion as to the ownership or nature of the potential encroachment, the evidence, location and extent of potentially encroaching structural appurtenances and projections observed in the process of conducting the survey, such as fire escapes, bay windows, windows and doors that open out, flue pipes, stoops, eaves, cornices, areaways, steps, trim, etc., by or onto adjoining property, or onto rights of way, easements or setback lines disclosed in Record Documents provided to the surveyor. D. Buildings Based on the normal standard of care, the location of all buildings on the surveyed property shown perpendicular to the nearest perimeter boundary line(s) and expressed to the appropriate degree of precision. E. Easements and Servitudes i. Evidence of any easements or servitudes burdening the surveyed property, disclosed in the Record Documents provided to the surveyor and observed in the process of conducting the survey. ii. Evidence of easements or servitudes not disclosed in the Record Documents provided to the surveyor, but observed in the process of conducting the survey, such as those created by roads; rights of way; water courses; ditches; drains; telephone, fiber optic lines, or electric lines; water, sewer, oil or gas pipelines on or across the surveyed property and on adjoining properties if they appear to affect the surveyed property. iii. Surface indications of underground easements or servitudes on or across the surveyed property observed in the process of conducting the survey. iv. Evidence of use of the surveyed property by other than the apparent occupants observed in the process of conducting the survey. F. Cemeteries As accurately as the evidence permits, the location of cemeteries, gravesites, and burial grounds (i) disclosed in the Record Documents provided to the surveyor, or (ii) observed in the process of conducting the survey. G. Water Features i. The location of springs, together with the location of ponds, lakes, streams, and rivers bordering on or running through the surveyed property, observed during the process of conducting the survey. See Table A, Item 19 for wetlands locations. Page 4 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

15 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 ii. The location of any water boundary on the surveyed property. The attribute(s) of the water feature located (e.g. top of bank, edge of water, high water mark, etc.) should be congruent with the boundary as described in the record description or, in the case of an original survey, in the new description. (See Section 6.B.vi. below). 6. Plat or Map - A plat or map of an ALTA/ACSM Land Title Survey shall show the following information. Where dimensioning is appropriate, dimensions shall be in accordance with the appropriate standard of care. A. The evidence and locations gathered during the field work as outlined in Section 5 above. B. Boundary, Descriptions, Dimensions and Closures i. The current record description of the surveyed property, and any new description of the surveyed property that was prepared in conjunction with the survey, including a statement explaining why the new description was prepared. Preparation of a new description should be avoided unless deemed necessary or appropriate by the surveyor and insurer. Preparation of a new description should also generally be avoided when the record description is a lot or block in a platted, recorded subdivision. ii. The location and description of any monuments, lines or other evidence that control the boundaries of the surveyed property or that were otherwise relied upon in establishing or retracing the boundaries of the surveyed property, and the relationship of that evidence to the surveyed boundary. In some cases, this will require notes on the plat or map. iii. All distances and directions identified in the record description of the surveyed property (and in the new description, if one was prepared). Where a measured or calculated dimension differs from the record by an amount deemed significant by the surveyor, such dimension shall be shown in addition to, and differentiated from, the corresponding record dimension. iv. The directional, distance and curve data necessary to compute a mathematical closure of the surveyed boundary. A note if the record description does not mathematically close. The basis of bearings and, when it differs from the record basis, the difference. v. The remainder of any recorded lot or existing parcel, when the surveyed property is composed of only a portion of such lot or parcel, shall be graphically depicted. Such remainder does not need to be included as part of the actual survey, except to the extent necessary to locate the lines and corners of the surveyed property, and it need not be fully dimensioned or drawn at the same scale as the surveyed property. vi. When the surveyed property includes a water boundary, a note on the face of the plat or map noting the date the boundary was measured, which attribute(s) of the water feature was/were located, and the caveat that the boundary is subject to change due to natural causes and that it may or may not represent the actual location of the limit of title. When the surveyor is aware of natural or artificial realignments or changes in such boundaries, the extent of those changes and facts shall be shown or explained. vii. The relationship of the boundaries of the surveyed property (i.e. contiguity, gaps, or overlaps) with its adjoiners, where ascertainable from Record Documents and/or from field evidence gathered during the process of conducting the survey of the property being surveyed. If the surveyed property is composed of multiple parcels, the extent of any gaps or overlaps between those parcels shall be identified. Where gaps or overlaps are identified, the surveyor shall, prior to preparation of the final plat or map, disclose this to the insurer and client for determination of a course of action concerning junior/senior rights. Page 5 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

16 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 viii. When, in the opinion of the surveyor, the results of the survey differ significantly from the record, or if a fundamental decision related to the boundary resolution is not clearly reflected on the plat or map, the surveyor shall explain this information with notes on the face of the plat or map. ix. A note on the face of the plat or map explaining the site conditions that resulted in a Relative Positional Precision that exceeds the maximum allowed under Section 3.E.v. of these standards. x. A note on the face of the plat or map identifying the title commitment/policy number, effective date and name of the insurer for any title work provided to the surveyor. C. Easements, Servitudes, Rights of Way, Access and Record Documents i. The width and recording information of all plottable rights of way, easements and servitudes burdening and benefitting the property surveyed, as evidenced by Record Documents which have been provided to the surveyor. ii. A note regarding any right of way, easement or servitude evidenced by a Record Document which has been provided to the surveyor (a) the location of which cannot be determined from the record document, or (b) of which there was no observed evidence at the time of the survey, or (c) that is a blanket easement, or (d) that is not on, or does not touch, the surveyed property, or (e) that limits access to an otherwise abutting right of way, or (f) in cases where the surveyed property is composed of multiple parcels, which of such parcels the various rights of way, easements, and servitudes cross. iii. A note if no physical access to a public way was observed in the process of conducting the survey. iv. The width of abutting rights of way and the source of such information (a) where available from the controlling jurisdiction or (b) where disclosed in Record Documents provided to the surveyor. v. The identifying titles of all recorded plats, filed maps, right of way maps, or similar documents which the survey represents, wholly or in part, with their recording or filing data. vi. For non-platted adjoining land, names and recording data identifying adjoining owners according to current public records. For platted adjoining land, the recording data of the subdivision plat. vii. Platted setback or building restriction lines which appear on recorded subdivision plats or which were disclosed in Record Documents provided to the surveyor. D. Presentation i. The plat or map shall be drawn on a sheet of not less than 8 ½ by 11 inches in size at a legible, standard engineering scale, with that scale clearly indicated in words or numbers and with a graphic scale. When recordation or filing of a plat or map is required by law, such plat or map shall be produced in recordable form. The boundary of the surveyed property drawn in a manner that distinguishes it from other lines on the plat or map. A north arrow (with north to the top of the drawing when practicable), a legend of symbols and abbreviations, and a vicinity map showing the property in reference to nearby highway(s) or major street intersection(s). ii. Supplementary or detail diagrams when necessary. iii. If there are no visible buildings on the surveyed property, a note stating No buildings existing on the surveyed property shall appear on the face on the survey. Page 6 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

17 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 iv. The surveyor s project number (if any), and the name, registration or license number, signature, seal, street address, telephone number, and address of the surveyor who performed the survey. The date(s) of any revisions made by said surveyor. v. Sheet numbers where the plat or map is composed of more than one sheet. vi. The caption ALTA/ACSM Land Title Survey. 7. Certification - The plat or map of an ALTA/ACSM Land Title Survey shall bear only the following certification, unaltered, except as may be required pursuant to Section 3.B. above: To (name of insured, if known), (name of lender, if known), (name of insurer, if known), (names of others as negotiated with the client): This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items of Table A thereof. The field work was completed on. Date of Plat or Map: (Surveyor s signature, printed name and seal with Registration/License Number) 8. Deliverables - The surveyor shall furnish copies of the plat or map of survey to the insurer and client, and as otherwise negotiated with the client. Hard copies shall be on durable and dimensionally stable material of a quality standard acceptable to the insurer. Digital copies of the plat or map may be provided in addition to, or in lieu of, hard copies in accordance with the terms of the contract. When required by law or requested by the client, the plat or map shall be produced in recordable form and recorded or filed in the appropriate office or with the appropriate agency. Page 7 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

18 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 TABLE A OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the description of these items (e.g., in reference to Item 6(b), there may be a need for an interpretation of a restriction). The surveyor cannot make a certification on the basis of an interpretation or opinion of another party. Notwithstanding Table A Items 5 and 11(b), if an engineering design survey is desired as part of an ALTA/ACSM Land Title Survey, such services should be negotiated under Table A, item 22. If checked, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY, except as otherwise qualified (see note above): 1. Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by existing monuments or witnesses. 2. Address(es) if disclosed in Record Documents, or observed while conducting the survey. 3. Flood zone classification (with proper annotation based on federal Flood Insurance Rate Maps or the state or local equivalent) depicted by scaled map location and graphic plotting only. 4. Gross land area (and other areas if specified by the client). 5. Vertical relief with the source of information (e.g. ground survey or aerial map), contour interval, datum, and originating benchmark identified. 6. (a) Current zoning classification, as provided by the insurer. (b) Current zoning classification and building setback requirements, height and floor space area restrictions as set forth in that classification, as provided by the insurer. If none, so state. 7. (a) Exterior dimensions of all buildings at ground level. (b) Square footage of: (1) exterior footprint of all buildings at ground level. (2) other areas as specified by the client. (c) Measured height of all buildings above grade at a location specified by the client. If no location is specified, the point of measurement shall be identified. Page 8 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

19 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/ Substantial features observed in the process of conducting the survey (in addition to the improvements and features required under Section 5 above) such as parking lots, billboards, signs, swimming pools, landscaped areas, etc. 9. Striping, number and type (e.g. handicapped, motorcycle, regular, etc.) of parking spaces in parking areas, lots and structures. 10. (a) Determination of the relationship and location of certain division or party walls designated by the client with respect to adjoining properties (client to obtain necessary permissions). (b) Determination of whether certain walls designated by the client are plumb (client to obtain necessary permissions). 11. Location of utilities (representative examples of which are listed below) existing on or serving the surveyed property as determined by: (a) Observed evidence. (b) Observed evidence together with evidence from plans obtained from utility companies or provided by client, and markings by utility companies and other appropriate sources (with reference as to the source of information). Railroad tracks, spurs and sidings; Manholes, catch basins, valve vaults and other surface indications of subterranean uses; Wires and cables (including their function, if readily identifiable) crossing the surveyed property, and all poles on or within ten feet of the surveyed property. Without expressing a legal opinion as to the ownership or nature of the potential encroachment, the dimensions of all encroaching utility pole crossmembers or overhangs; and utility company installations on the surveyed property. Note - With regard to Table A, item 11(b), source information from plans and markings will be combined with observed evidence of utilities to develop a view of those underground utilities. However, lacking excavation, the exact location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. 12. Governmental Agency survey-related requirements as specified by the client, such as for HUD surveys, and surveys for leases on Bureau of Land Management managed lands. 13. Names of adjoining owners of platted lands according to current public records. 14. Distance to the nearest intersecting street as specified by the client. 15. Rectified orthophotography, photogrammetric mapping, airborne/mobile laser scanning and other similar products, tools or technologies as the basis for the showing the location of certain features (excluding boundaries) where ground measurements are not Page 9 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

20 American Land Title Association American Congress on Surveying and Mapping Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys Effective 2/23/2011 otherwise necessary to locate those features to an appropriate and acceptable accuracy relative to a nearby boundary. The surveyor shall (a) discuss the ramifications of such methodologies (e.g. the potential precision and completeness of the data gathered thereby) with the insurer, lender and client prior to the performance of the survey and, (b) place a note on the face of the survey explaining the source, date, precision and other relevant qualifications of any such data. 16. Observed evidence of current earth moving work, building construction or building additions. 17. Proposed changes in street right of way lines, if information is available from the controlling jurisdiction. Observed evidence of recent street or sidewalk construction or repairs. 18. Observed evidence of site use as a solid waste dump, sump or sanitary landfill. 19. Location of wetland areas as delineated by appropriate authorities. 20. (a) Locate improvements within any offsite easements or servitudes benefitting the surveyed property that are disclosed in the Record Documents provided to the surveyor and that are observed in the process of conducting the survey (client to obtain necessary permissions). (b) Monuments placed (or a reference monument or witness to the corner) at all major corners of any offsite easements or servitudes benefitting the surveyed property and disclosed in Record Documents provided to the surveyor (client to obtain necessary permissions). 21. Professional Liability Insurance policy obtained by the surveyor in the minimum amount of $ to be in effect throughout the contract term. Certificate of Insurance to be furnished upon request. 22. Adopted by the Board of Governors, American Land Title Association, on October 13, American Land Title Association, 1828 L St., N.W., Suite 705, Washington, D.C Adopted by the Board of Directors, National Society of Professional Surveyors, on November 15, National Society of Professional Surveyors, Inc., a member organization of the American Congress on Surveying and Mapping, 6 Montgomery Village Avenue, Suite 403, Gaithersburg, MD Page 10 of 10 Copyright All rights reserved. American Land Title Association and American Congress on Surveying and Mapping.

21 OPTIONS MARKED IN RED ARE CDS STANDARD REQUIREMENTS 2011 STANDARD ALTA/ACSM REQUIREMENTS Table "A" Optional Survey Responsibilities and Specifications NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary for the surveyor to qualify or expand upon the description of these items, (e.g., in reference to Item 6(b), there may be a need for an interpretation of a restriction). The surveyor cannot make a certification on the basis of an interpretation or opinion on another party. Notwithstanding Table "A" Items 5 and 11(b), if an engineering design survey is desired as part of an ALTA/ACSM Land Title Survey, such services should be negotiated under Table A, Item 22. If the box is filled in, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY: Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by an existing monument or witness to the corner. [Except in states that require record monument platting] Address (es) if disclosed in Record Documents, or observed while conducting the survey. Flood zone designation (with proper annotation based on Federal Flood Insurance Rate Maps or the state or local equivalent, by scaled map location and graphic plotting only). Gross land area (and other areas if specified by the client). Vertical relief with the source of information (e.g. ground survey or aerial map), contour interval, datum, and originating benchmark identified. (a) Current zoning classification, as provided by the insurer. (b) Current zoning classification and building setback requirements, height and floor space area restrictions as set forth in that classification, as provided by the insurer. If none, so state. (a) Exterior dimensions of all buildings at ground level. (b) Square footage of: (1) exterior footprint of all buildings at ground level (2) other areas as defined by the client. (c) Measured heights of all buildings above grade at a location. If no location is specified, the point of measurement shall be identified. Substantial features observed in the process of conducting the survey (in addition to the improvements and features required under Section 5 above) such as parking lots, billboards, signs, swimming pools, landscaped areas, etc. Striping, number and type (e.g. handicapped, motorcycle, regular, etc.) of parking spaces in parking areas, lots and structures. (a) Determination of the relationship and location of certain division or party walls designated by the client with respect to adjoining properties (client to obtain necessary permissions) (b) Determination of whether certain walls designated by the client are plumb (client to obtain necessary permissions). Location of utilities (representative examples of which are shown below) existing on or serving the surveyed property as determined by: (a) Observed evidence (b) Observed evidence together with evidence from plans obtained from utility companies or provided by client, and markings by utility companies and other appropriate sources (with reference as to the source of information) railroad tracks and sidings; manholes, catch basins, valve vaults or other surface indications of subterranean uses; wires and cables (including their function, if readily identifiable) crossing the surveyed premises, all poles on or within ten feet of the surveyed property. Without expressing a legal opinion as to the ownership or nature of the potential encroachment, the dimensions of all encroaching utility pole crossmembers or everhangs; and utility company installations on the surveyed premises. NOTE With regard to Table A, item 11(b), source information from plans and markings will be combined with observed evidence of utilities to develop a view of those underground utilities to develop a view of those underground utilities. However, lacking excavation, the exaction location of underground features cannot be accurately, completely and reliably depicted. Where additional or more detailed information is required, the client is advised that excavation may be necessary. Governmental Agency survey-related requirements as specified by the client, such as for HUD surveys, and surveys for leases on Bureau of Land Management managed lands. Names of adjoining owners of platted lands according to current public records. The distance to the nearest intersecting street as specified by the client. Rectified orthophotography, photogrammetric mapping, laser scanning and other similar products, tools or the basis for the showing the location of certain features (excluding boundaries) where ground measurements are not otherwise necessary to locate those features to an appropriate and acceptable accuracy relative to a nearby boundary. The surveyor shall (a) discuss the ramifications of such methodologies (e.g. the potential precision and completeness of the data gathered thereby) with the insurer, lender and client prior to the performance of the survey and, (b) place a note on the face of the survey explaining the source, date, precision and other relevant qualifications of any such data Observed evidence of current earth moving work, building construction or building additions. Proposed changes in street right of way lines, if information is available from the controlling jurisdiction. Observed evidence of recent street or sidewalk construction or repairs. Page 1 of 2 12/22/2011

22 2011 STANDARD ALTA/ACSM REQUIREMENTS Table "A" Optional Survey Responsibilities and Specifications Observed evidence of site use as a solid waste dump, sump or sanitary landfill. Location of wetland areas as delineated by appropriate authorities. (a) Locate improvements within any offsite easements or servitudes benefitting the surveyed property that are disclosed in the Record Documents provided to the surveyor and that are observed in the process of conducting the survey (client to obtain necessary permissions). (b) Monuments placed (or a reference monument or witness to the corner) at all major corners of any offsite easements or servitudes benefitting the surveyed property and disclosed in Record Documents provided to the surveyor (client to obtain necessary permissions) Professional Liability insurance policy obtained by the surveyor in the minimum amount of $2,000, to be in effect throughout the contract term. Certificate of Insurance to be furnished upon request. Engineering design survey standards and specifications attached hereto and made a part hereof. Graphically depict property set back lines. Graphically depict in relation to the subject tract or property any offsite easements or servitudes benefitting the surveyed property and disclosed in Record Documents provided to the surveyor as part of the Schedule A. Although all of the items in this Table A are not required. The CDS standard requirements selected hereon provide a more comprehensive survey than a minimum ALTA/ACSM survey. The items chosen creates a more complete survey without adding a substantial cost and conform to the majority of requirements requested by lenders. Page 2 of 2 12/22/2011

23 Common Land Surveying Terms Adjoiner One whose property abuts, is contiguous, or joins at a border or boundary. Access The right to enter and leave a tract of land from a public way; often times, the right to enter and leave over the lands of another. Accuracy Ratio or Error Ratio The error ratio is a means of expressing the magnitude of the error of the survey in relation to the distance traversed by the survey. Intuitively, a unit of error is of greater importance in a short traverse than in a longer traverse. The permissible error ratio depends on the accuracy required for the survey. Ordinary taping generally refers to work for which the error ratio does not exceed 1/5000. An accuracy ratio of 1/3000 may be allowed for rougher work, but there is very little additional care needed in the procedures to attain the 1/5000 level. An accuracy ratio of 1/10,000 can be achieved by paying careful attention to details. Acre A tract of land feet square and containing 43,560 square feet of land, in whatever shape. Adjustments Since all real measurements are imperfect, some amount of error will accumulate in the course of a survey. That error can be logically distributed throughout the survey by various adjustment procedures (i.e., manipulation of the data to produce a more logical result). Adjustments can and should be done with any set of measurements for which error can be assessed. Adjustment procedures do not correct the errors in the measurements. They simply produce a set of data that is selfconsistent (e.g., the starting and ending points of a closed-loop leveling circuit have the same elevation - which is physical reality). The adjusted values are not necessarily true - they are just likely to be closer to the true values than the original measurements. American Congress on Surveying and Mapping (ACSM) Founded in June 1941 and incorporated as a non-profit educational organization, its goal is to advance the sciences of surveying and mapping and related fields, in furtherance of the welfare of those who use and make maps. ACSM also encourages the development of educational programs and supports publications that represent the professional and technical interests of surveying and mapping. The society is comprised of four independently incorporated Member Organizations which include more than 5000 surveyors, cartographers, geodesist, and other spatial data information related professionals from private industry, government, and academia throughout the world. The Member Organizations include The American Association for Geodetic Surveying. The Cartography and Geographic Information Society, The Geographic and Land Information Society, and The National Society of Professional Surveyors, Inc. Their web-site is American Land Title Association (ALTA) The American Land Title Association, founded in 1907, is the national trade association and voice of the abstract* and title insurance industry. ALTA members search, review and insure land titles to protect home buyers and mortgage lenders who invest in real estate. ALTA is headquartered in Washington, DC. Their information can be found at Appurtenant Easement An easement that will affect other properties. Examples would include: an easement for entrance, exit, parking, and utilities. As-Built Survey Surveys to show the property s improvements in relationship to the boundary. Azimuth The angle to a line of sight, measured clockwise from (usually) a north meridian.

24 Backsight A backsight is a reading taken on a position of known coordinate(s). Since a survey progresses from a point of known position to points of unknown position, a backsight is a reading looking "backward" along the line of progress. The first reading of almost any survey job should be a backsight onto a fixed point of reference, usually a benchmark of some sort. (Compare to foresight). Baseline A baseline is a line used for reference in a survey job. It is often a centerline or a street line. A baseline is not necessarily straight; e.g., the centerline of a street or pipeline will often curve. The important aspect is that the baseline can be precisely located, then used for referencing other measurements on the job site. Selection of a baseline is entirely arbitrary. However, judicious selection can make the rest of the job much easier. Bearings Bearings are used to indicate angular orientation with respect to the earth. Bearings consist of three components: The cardinal direction of the nearest end of the meridian (N or S); The angle measured from the nearest end of the meridian; The cardinal point indicating the direction of deflection from the meridian (E or W). The angular measure is always within the range of 0-90 degrees. Benchmarks A benchmark (BM) is permanent marker (usually a bronze disk) at a point of determined location (elevation and possibly horizontal coordinates). In a less formal sense, it is a point of fixed location (such as a mark on a bridge abutment, a foundation, or a rock face). It can be used as a reference point for surveys in its locality. Descriptions of benchmark locations and their elevations are published by government agencies. A temporary benchmark (TBM) is a point of fixed location that is used as a reference for a short-duration project. Its elevation may or may not be determined with respect to a larger coordinate system. A TBM could be something like a nail in a tree or fencepost, a mark on a curb, or a sturdy stake driven in an out-of-the-way area of a project site. Boundary Survey Survey made to establish or reestablish a boundary line on the ground, or to obtain data for constructing a map or plat showing a boundary line. Breakpoints A breakpoint is a point where a change in some parameter of interest occurs. In surveying, breakpoints are usually associated with changes in slope. A profile survey which records only breakpoint stations can have equivalent (or even better) information to a survey which records a regularly spaced set of stations, but with fewer entries (and less time in the field). Bureau of Land Management The branch of the federal government in charge of surveying public lands. Control Points Control Points are fixed points of known coordinates. Such information can give only elevation or can include all coordinates. Control points are determined by high-accuracy surveys. In a less rigorous sense, control points for a construction project can be established conveniently around the project area using high-accuracy procedures. Such points would then be used throughout the project for referencing subsequent survey work, such as locating foundations, pipes, etc. Contour Imaginary line on the ground, all points of which are at the same elevation above or below a specific datum. Conveyance An instrument by which a title to property is transferred: a deed. Coordinates The linear and/or angular quantities that designate the position of a point in relation to a given reference frame. Corner The beginning or end point of any survey line. The term corner does not imply the property was in any way square. A corner can be natural i.e. creek, river, ridge or artificial i.e. set stone, fence, iron pipe.

25 Datum A datum is a fixed starting point of a scale. For example, the datum-level for elevation is typically taken as mean sea level. The datum for latitude is the prime meridian (through the Royal Observatory in Greenwich, England). Every datum is arbitrary, however judicious selection of a datum can make life easier. Easement Right of use over the property of another. This right may be created by grant, reservation, agreement, prescription, or necessary implication, which one has in the land of another. It is either for the benefit of land (appurtenant), such as right to cross A to get to B, or in gross such as a public utility easement. Egress The right to leave a tract of land. Electronic Distance Measurement (EDM) EDM is a relatively new technique that is still evolving and improving. It was first introduced in 1948 by Swedish physicist Erik Bergstrand. His device used visible light and could accurately measure distances up to 25 miles at night. First introduced in 1957, microwave instruments can be used day or night. Current devices are either electro-optical instruments, which use laser or infrared light, or microwave instruments. The former requires a passive reflector at the opposite end of the line, while the latter method requires two identical instruments. Refer to the texts for more information on EDM. Elevation The vertical distance of a point above or below a reference surface or datum. Encroachment Improvements or uses that extend across a property or easement line without written permission. Encumbrance A lien, liability or charge upon a parcel of land. Errors and Omissions Insurance A policy that pays for any mistakes a surveyor or other covered professional makes in a project. Exception As noted in legal descriptions, that portion of lands to be deleted or excluded. Field Books Field books are standard forms for recording of survey data as it is collected. There are different types of field books that are common for different types of surveys. Field Notes Field notes are a permanent record of field procedures and the data collected in those procedures. Flood Zone An area that has been carefully studied by the government to determine the probability of flooding due to intensive storms or, along the coast, severe tidal conditions. Flood zones are designated to specify the probability and frequency of anticipated flood conditions and range in severity from areas of minimal flooding to those where flooding would be frequently expected to occur. Foresight A foresight is a reading taken on a position of unknown coordinate(s). Since a survey progresses from a point of known position to points of unknown position, a foresight is a reading looking "forward" along the line of progress. Foresights may be taken on the "main circuit" of the survey or on additional points of interest. Readings on additional points of interest are sometimes called sideshots or intermediate foresights to distinguish them from the readings that form the main circuit of the survey.

26 (Compare to backsight). Hand Level A hand level is a small scope fitted with a spirit level that is visible while looking through the scope. It is used to make rough estimates of relative elevations. Hectare Metric unit of measure denoting 10,000 square meters (2.471 acres) Improvements Those additions to raw lands tending to increase value such as buildings, streets, sewers, etc. Ingress The right to enter a tract of land. Landmark A survey mark made on a permanent feature of the land such as a tree, pile of stones, etc. Latitude The angular distance (in degrees, minutes, and seconds) of a point on the Earth s surface north or south from the equator. Legal Description A specific way of identifying and locating a piece of real estate that is acceptable to the court. LOMA Letter of Map Amendment issued by the government to indicate a change in the flood zone designation. Longitude The angular distance (in degrees, minutes, and seconds) of a point on the Earth s surface east or west of the Greenwich meridian. Lot A measured parcel of land having fixed boundaries. Magnetic Declination Magnetic declination is the horizontal angle between true north (i.e., the geographic meridian) and magnetic north (i.e., the magnetic meridian). There are two conventions for specifying the angle. One is to indicate the magnitude (e.g., 6 o ) and direction as E or W of north. The other considers positive values to be toward the east and negative values to be toward the west. Magnetic declination is dynamic. It changes over time as the earth's magnetic field changes. There is a more or less orderly tendency to shift about the same amount per year (as much as 5-10 minutes!). There are also cyclical fluctuations on yearly (about 1') and daily (about 8') periods. The direction and rate of drift vary over time, so you should use information on magnetic declination and drift from as close to the time of a survey as possible. Long term records from London show a variation of 16 degrees over four centuries. Magnetic declination is usually indicated on maps in the area of the legend. For a start into further investigations, see the NGDC Geomagnetism Home Page. Meridian A north-south reference line. It may be taken through the position of the instrument, or, in special cases, through a reference point (such as the Royal Observatory in Greenwich, England, which designates the Prime Meridian - 0 o longitude). Metes and Bounds A time-honored land surveying method of describing land in terms of shape and boundary dimensions, using the boundary lines of land, their terminal points and angles, and compass headings and distances. Monument A permanently placed physical structure marking the location of a survey point. Common monuments include inscribed metal tablets set in concrete posts and metal rods driven in the ground.

27 Nadir The nadir is that part of the celestial sphere that is directly below the observer. For a transit or theodolite, it is the point directly below the vertical axis of the instrument. (Compare to zenith.) National Society of Professional Surveyors (NSPS) This society is open to all professional surveyors and to persons trained, registered, or interested in the profession of surveying and mapping. NSPS strives to establish and further common interests, objectives, and political effort that would help bind the surveying profession into a unified body in the United States. Occupied Point The physical point over which the instrument (level, transit, total station, etc.) is set up. It is the point from which any measurements taken while at that point are reckoned. Often abbreviated in notes as OC. Pacing Pacing is a "quick and dirty" method for estimating distances. One simply walks from one point to another, counting steps. Knowing the length of one's step allows a quick estimation of the distance. With practice, pacing estimates will typically be accurate to within 2%. Pacing is most reliable on even terrain without obstructions. The more uneven or unstable the surface (such as plowed ground or loose sand), the lower the accuracy. Pacing upslope tends to shorten the step and pacing downslope tends to lengthen the step. If better accuracy is required, use another method. Plane Surveying Plane surveying is a subset of the general field of surveying in which it is assumed that a Cartesian coordinate system is applicable or appropriate. The methods of plane surveying are appropriate for most construction and planning tasks that are relatively small in scale. Plane surveying is used to approximate the conditions on small portions of the surface of the earth (which is, of course, spherical). You must assess the amount of curvature that will be involved in a project and make the judgment as to whether or not it can be ignored, or what sort of corrective procedures should be incorporated. Plumb Bob A plumb bob is carefully machined, pointed weight that is suspended with a string. It is used to indicate a (local) vertical line through the point of suspension. Plumb bobs are commonly used for locating an instrument precisely over a fixed point or to project a vertical line between a tape and a point on the ground. Parcel A part or portion of land. Plat or Plot A map representing a piece of land subdivided into lots with streets shown thereon. Professional Surveyor A person who has fulfilled all the experience and testing requirements outlined in the code of the state that governs the practice of land surveying. This qualifies a person to survey for the public. It is illegal to survey for the public without a license. Public Land System Public lands are subdivided by a rectangular system of surveys established and regulated by the Bureau of Land Management. The standard format for subdivision is by townships measuring six miles on a side. Reciprocal Easement Agreement (REA) An agreement to share access to property rights i.e. a restaurant and a retail store sharing a parking lot. Reconnaissance The time spent in the field prior to the traverse finding evidence of the property lines and corners relative to the survey.

28 Record Line The property line as defined by the deeds. The surveyor is responsible for retracing the record line and showing any encroachments resulting from possession lines on the plat of survey. The court, not the surveyor, has the right to establish a possession line as a boundary line as long as the requirements of the law are fulfilled. Reduction of Notes/Data "Reducing notes" or "Reduction of data" is the process of extracting the desired information from the field notes, i.e., the measurements and accompanying notes that were made in the field. This is usually done in the office, but portions may need to be done in the field to check the accuracy of work before leaving the site. Reflector A prism used to reflect light back to an EDM. Rod A rod is essentially a stick with precise markings on it. A variety of rods are available, which have specialized markings for various tasks. Refer to a surveying text for more detail. The most commonly used rod is the Philadelphia rod, which is marked in feet, tenths, and hundredths. With care, and a vernier attachment, readings can be obtained to the thousandth of a foot. Feet are typically marked with large, red numerals, with tenths marked with smaller, black numerals. Each bar is 0.01 ft wide. The longer sides of the pointed bars mark multiples of 0.05 ft. The rod may be marked on both sides - with scales in opposite directions. Make sure you are looking at the correct side for the type of reading you want to make. Rods usually have two or more sections so that they can be shortened for ease of handling and transport. When using the rod in an extended position, make sure the extension is fully extended and locked into place (or you may get some peculiar readings). Set Back Lines Those lines which delineate the required distances for the location of a structure in relation to the perimeter of the property. Spike Surveyor s slang for a 60-penny nail used to mark survey points in hard ground. Spot Elevation The point of a map or chart whose height above a specified datum is noted, usually by a dot or a small sawbuck and elevation value. Staking The placement of markers on a site to identify certain locations (such as the corners of a building, the right-of-way of a road, the extent of the slope faces of a dam, etc.) with corresponding information (such as cut or fill for earthmoving) is the process of staking out a project. It is the transferal of information from the plan to the actual site --- in a manner that the work crews will understand and use. It is therefore very important that the information be as simple and as clear as possible. There are many conventions and methods for staking and marking. The particular practice will depend on the type of job and the type of information that must be communicated. Staking must often be done several times during a project as various phases of the work will "erase" these temporary markers. Stations The term station refers to a point on a baseline that is at a known distance from a starting/reference point. The starting point is usually referenced as , but there are occasions where another value might be assigned. It is generally desirable to have all stations noted by positive numbers, since negative stations often lead to confusion of interpretation. Full stations are at integer multiples of some base distance - usually 100 feet or 100 meters. The numeral to the left of the "+" indicates the multiples of the base distance and the numeral on the right indicates numbers less than the base distance. For example, if the starting point was designated 0+00, a point feet away (following the baseline) would be noted as The term "station" is also used more loosely to indicate any point used in a survey, such as benchmarks and turning points. As in so many aspects of language, context is important. Subdivision A tract of land surveyed and divided into lots for purposes of sale.

29 Survey A survey is the measurement by a licensed surveyor of real property that delineates the boundaries of a parcel of land as further defined under state law. A survey for land title purposes aeditionally designates the location of all visible evidence or improvements, encroachments, and easements. Topography The physical features of a place; or the study and depiction of physical features, including land elevations. Traverse A traverse is a series of consecutive line segments whose lengths and directions are determined by field measurements. A closed traverse either closes back upon its starting point, or begins and ends on stations of known positions. An open traverse does not close on either itself or a station of known position. As such, an open traverse does not provide any means for checking for errors and mistakes. Open traverses should generally be avoided. If an open traverse must be used, the procedure should be repeated to provide a check of accuracy. Turning Point A turning point is a station, either temporary or permanent, that is used as a pivot between sequential instrument positions. Since a turning point is used to extend the primary survey, its elevation must be precisely recoverable (at least for the time it takes to move the instrument and take a backsight on it). A spot on rough ground (e.g., a plowed field) is unacceptable. A mark on pavement, a rock face, top of a fence post or fire hydrant would be good. Surveyors will often carry stakes that can be driven into the ground to provide a temporary solid surface for a turning point. Utility Plan Typically a plan showing all visible indications and known underground locations of utilities. This plan will show what utilities are located on the property and which utilities are available for use on the property. It is important to note that underground utility locations are shown only by approximate locations per the utility company s as-built plans. Vertical Error of Closure The error of closure of a leveling survey refers to the cumulative error of the entire circuit. If a circuit is run from a point of known (or assumed) elevation back to that point, then the starting elevation and the ending elevation should be the same. In actual practice, errors are made in measurements that result in a discrepancy between the two values. That discrepancy, expressed as a raw vertical distance (in units such as feet or meters), is the error. The allowable error in any such survey depends on the level of accuracy required for the job. Various levels are accuracy are required for different orders of surveys. Zenith The zenith is that point of the celestial sphere that is directly overhead from the observer. For a transit or theodolite, it is the point directly above the vertical axis of the instrument. (Compare to nadir.) Zoning A section of an area or territory established for a specific purpose, as a section of a city restricted to a particular type of building, enterprise or activity.

30 A Practical View of the 2011 ALTA/ACSM Land Title Survey Standards and Changes Provided By: First American Commercial Due Diligence Services (CDS) On February 23, 2011 the 2011 ALTA/ACSM Land Title Survey Standards (ALTA Survey) went into effect, the first update to the standards since There are two distinct areas of concern that are often confused when it comes to ALTA Survey standards. The standards themselves establish the base requirements that must be adhered to for a survey to be considered an ALTA Survey. The optional Table A items, outlining the additional survey responsibilities and specifications to be provided for a specific project ALTA Survey Purpose: The purpose of a 2011 ALTA/ACSM Survey is to provide the Title Company the appropriate information allowing them to provide Extended Coverage within the Title Insurance policy for both the Owner s and Lender s Title insurance coverage. From a pragmatic point of view the extent that the standards can be deviated from is purely dependent on the willingness of the Title Insurer to provide the insurance coverage required by the buyer and/or lender for the real property transaction. The fact that many ALTA Surveys are used as a Title Insurance Underwriting tool on subsequent transactions enhances the credence of making certain the standards are adhered to on the current transaction. What one Underwriter may accept for writing a policy today may not be what is required by another Underwriter on a future transaction involving the same property, even from the same company. Making certain that the ALTA Survey is completed in accordance with the standards greatly extends the value of the due diligence work performed today by increasing its acceptability to be used in future transactions. This does not mean that the parties may not convince the current Underwriter to use an instrument that deviates from the ALTA Standards to provide the same coverage as it would if a Standard ALTA Survey were provided. This is up to each Underwriter or Underwriting Office who must weigh many due diligence matters within a given transaction. The Standards: The ALTA standards provide guidance and clarification for the level of detail, accuracy and type of information the Surveyor is to provide, including clarification to avoid controversy or need for discussion. One area that has spurred many heated debates particularly among Lenders and Lenders Counsel falls in Section 7 Standard Certification for all ALTA/ACSM Land Title Surveys: ALTA Minimum Standard, 7. Certification - The plat or map of an ALTA/ACSM Land Title Survey shall bear only the following certification, unaltered, except as may be required pursuant to Section 3.B. To (name of insured, if known), (name of lender, if known), (name of insurer, if known), (names of others as negotiated with the client): This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items of Table A thereof. The field work was completed on. Date of Plat or Map: (Surveyor s signature, printed name and seal with Registration/License Number)