An ALTA/NSPS survey isn't just your run-of-the-mill property line check. Nope, it's a super detailed, really comprehensive land survey, and you'll often need one for commercial transactions, refinancing, or when you're developing a big piece of land. For homeowners here in Fayetteville, NC, getting one usually means you're dealing with something pretty significant. Think a complex property sale, a major construction loan, or maybe you're turning a large residential parcel into something commercial. Because it's so detailed — and often quite expensive — I see folks make some pretty common mistakes. These can cause real headaches later on, believe me.
Mistake #1: Not Really Grasping What an ALTA/NSPS Survey Is
This is probably the biggest one, honestly. A lot of homeowners hear "survey" and just assume it's a fancier boundary survey. But it's not that at all. An ALTA/NSPS survey, named after the American Land Title Association and the National Society of Professional Surveyors, follows a really strict set of standards. It goes way, way beyond just showing property lines. It maps out all improvements, easements, utilities, access points, flood zone data, and a whole lot more. Sometimes it even includes things like parking spaces or signs if it's a commercial property. Its whole purpose is to give title insurance companies and lenders a complete picture of the property, which helps them minimize their risk.
If you're asking for an ALTA/NSPS survey when all you really need is a basic boundary survey for, say, a new fence, you're going to pay a lot more for something you simply don't need. On the flip side, if your lender or title company specifically asks for an ALTA/NSPS and you try to cut corners with a less detailed survey? Well, you'll just end up having to get the ALTA done anyway. That costs you double the time and money, doesn't it? Always, always clarify with your lender or attorney exactly what type of survey they require.
Mistake #2: Waiting Until the Last Possible Second
I cannot stress this enough: these surveys take time. They're not something you can order on a Monday and expect to have by Friday, especially if your property is larger or more complex. There's a ton of research involved — we're talking digging up old deeds, plats, and utility records. Then comes the fieldwork, which can be extensive. After all that, it's back to the office for drafting and quality control. If we hit a snag, like conflicting property descriptions or monuments that are hard to find, it can add even more time to the process.
Here in Fayetteville, particularly with some of the older properties around Haymount or the bigger parcels out towards Hope Mills, historical records can sometimes be a real puzzle. Waiting until a week before closing to order your ALTA/NSPS survey is just asking for trouble. You'll either delay your closing, get hit with rush fees, or both. Plan ahead. As soon as you know you'll need one, get the ball rolling.
Mistake #3: Not Giving Us All the Info Upfront
When you call us at Fayetteville Land Surveyors, we're going to ask a lot of questions. We'll need the property address, any existing surveys you might have, title commitments, and especially what we call 'Table A' items. Table A is a list of optional things you can add to an ALTA/NSPS survey, like underground utilities, wetlands delineation, or evidence of recent earth moving. Not all ALTA surveys are created equal; the specific requirements depend entirely on what your lender or title company needs.
If you don't provide us with the full Table A requirements or any specific concerns you have about the property (like a known encroachment or an unrecorded easement), we might not include those details in the initial quote or, worse, the survey itself. That means change orders, delays, and more cost. Get a copy of the title commitment and any specific lender requirements and share them with your surveyor right away.
Mistake #4: Picking the Lowest Bid Without Doing Your Homework
Look, I get it. Everyone wants to save a buck. But an ALTA/NSPS survey is definitely not the place to pinch pennies by just picking the cheapest option. These surveys demand extensive knowledge, experience, and often specialized equipment. A low bid might mean a less experienced surveyor, shortcuts in research, or a firm that's just not equipped to handle the complexity of an ALTA survey.
This isn't just about getting a piece of paper; it's about getting accurate, legally defensible information that protects your investment. If the survey has errors, it could lead to future boundary disputes, title issues, or problems with development. Ask for references, check reviews, and make sure the surveying company has a solid track record specifically with ALTA/NSPS surveys. It's an investment, pure and simple.
Avoiding these common mistakes will save you a lot of grief and ensure your ALTA/NSPS survey project goes smoothly. Do your homework, communicate clearly, and don't underestimate the complexity of what you're asking for.