About every four to five years, the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) review and refine the standards that govern ALTA/NSPS Land Title Surveys. The latest update becomes effective February 23, 2026, reflecting continued collaboration among surveyors, title companies, attorneys, lenders, and property owners.

Evan Wood, a professional surveyor at FOCUS Consulting with more than 30 years of experience in the AEC industry, has witnessed that evolution firsthand. “When I first started surveying, the standards for title companies and surveyors were separate,” he says. “Over time, they merged and began coordinating more closely. It’s improved the process dramatically for everyone involved.” The 2026 revisions continue that trajectory by bringing greater clarity and definition to how surveys are scoped, performed, and reported.

Defining Scope and Increasing Transparency

An ALTA/NSPS survey provides critical due diligence for buyers and lenders by identifying boundary lines, easements, encumbrances, access, and other matters affecting a property. Because each transaction is different, no two ALTA surveys are identical. The scope is defined through Table A, a list of optional items that allows clients to tailor the survey to their exact situation. “That’s where the surveyor and the client determine what is needed,” Evan explains. “You can dial it right into the specific site.” Depending on what is selected, a survey may include topographic contours, utility information, flood zone classification, building dimensions, zoning data, or other site-specific details.

The 2026 update reinforces transparency in how information is gathered and presented. Advances in digital archives, electronic filings, GPS data collection, CAD drafting, and drone technology have significantly increased both the efficiency and accuracy of modern surveys. As aerial imagery becomes more common, the updated standards clarify how imagery may be used when the appropriate Table A item is selected and require surveyors to clearly document how locations were established. “It’s about making sure the users of the survey understand how the information was determined,” Evan says. “Was it field-located with detailed measurements, or was imagery used? That clarity matters.” When methodology is clearly communicated, buyers, lenders, and municipalities can make informed decisions with confidence.

Identifying Risk and Potential Encroachments

One of the more discussed aspects of the 2026 revision involves Table A Item 20. When selected, this item requires certain observed conditions and potential encroachments to be summarized in a table on the face of the survey. Encroachments occur when improvements or access routes extend across property lines or into easements, and they can carry significant implications for development and financing. “They’re asking us to summarize observable conditions,” Evan notes. “We’re not providing a legal opinion. We’re identifying what we see and documenting it clearly.”

The distinction between physical evidence and legal rights is important. A visible dirt road crossing onto a parcel may suggest long-term use, but determining whether that use establishes a legal right of access is a matter for attorneys, title professionals and land owners. The survey’s role is to accurately depict what exists and reference the relevant record information. “There’s potential liability if things aren’t communicated clearly,” Evan says. “If a building is inside an easement or access has been used for years, that can have serious implications. Our responsibility is to present accurate, transparent information so informed decisions can be made.” The revised standards also reinforce collaboration between surveyors and title companies. If discrepancies arise in a title report or recorded document, direct coordination helps resolve questions early in the process. “If we see something in a title report that doesn’t make sense, the first call is to the title company,” Evan explains. “That collaboration saves time and avoids unnecessary back and forth with clients.”

For clients, the takeaway is clear. The 2026 ALTA/NSPS updates aim to define scope more precisely, improve transparency in methodology, and communicate observable risk with greater clarity. While some provisions have generated discussion within the industry, the overall direction strengthens due diligence and reduces uncertainty in real estate transactions. “It’s amazing to see how far the profession has come,” Evan says. “Each update helps clarify expectations and improve coordination. In the end, that benefits everyone involved in a transaction.” As development continues to grow in complexity, well-defined survey standards remain essential. With experienced professionals guiding the process, ALTA/NSPS surveys continue to serve as a critical foundation for confident property decisions.

To partner with FOCUS Consulting, contact our team at info@focus-es.com or (801) 352-0075.