An ALTA/NSPS land title survey connects field measurements with title records for a real estate transaction. In Washington, the 2026 baseline includes boundary work, specified observations of improvements and access, a plat or map, and certification. Optional Table A work must be agreed separately. The standards took effect February 23, 2026. 2026 ALTA/NSPS standards, Sections 1–3.
What the baseline survey covers
The baseline addresses these subjects, within the standards’ observation and documentation limits:
- Boundary evidence, record descriptions, dimensions, and significant discrepancies.
- Buildings, physical access, and specified improvements near boundaries.
- Plottable easements and rights of way supported by records, with explanatory notes where needed.
- Observed utility evidence, specified water features, and evidence of cemeteries or burial grounds.
- A mapped record of the findings and the prescribed surveyor’s certification.
Contours and zoning information are not automatic baseline deliverables; Table A addresses them. Sections 4–7 and Table A.
What the survey does not settle
An easement shown on a survey still needs to be read with its underlying document. The ALTA/NSPS FAQs distinguish the plotted location of an easement from its legal effect. A line on the map should not be treated as a legal conclusion about how the property may be used.
Observed utility evidence also has limits. The FAQs explain that showing utility markings does not itself require a utility locate request. Even additional underground utility work under Table A cannot reliably establish every buried feature’s exact location without excavation. Ask the surveyor to explain the evidence used and any limits affecting the proposed work.
Boundary monument requirements need the same care: the FAQs note that state law can make work mandatory even when it appears among Table A options. ALTA/NSPS FAQs, Sections 5.E, 6.C and Table A.
Where Washington requirements enter
Washington also has survey-map requirements for maps and plans that must be filed or recorded with a county. These include identifying boundary evidence and showing relevant differences between record and measured information. That rule does not establish that every ALTA survey must be recorded. Ask the responsible surveyor which recording and mapping requirements apply to the assignment. WAC 332-130-050.
Turn the transaction request into a clear scope
Before commissioning the survey, gather the lender’s request, available title materials, and the project team’s intended use of the information. Then ask the surveyor and title team to resolve four practical questions:
- Which parcels and property interests does this assignment cover?
- Who will provide missing documents and answer questions about them?
- Which requested information needs work beyond the baseline?
- Who will review the survey and coordinate responses before the transaction deadline?
Keep unanswered questions in the scope discussion. A purchase decision, a lender review, and a future design assignment may need different information; the team should describe each intended use rather than rely on the word “ALTA” to carry the entire request.
For related scope planning, see how to evaluate a land surveying proposal. Terrane’s commercial surveying services include ALTA surveys. Bring the transaction requirements to that conversation so the proposed work can address the actual decision.
