ALTA / NSPS Land Title Surveys in Orange County Explained
If you’re buying, selling, or financing commercial property or large parcels in Orlando or Orange County, you’ve probably heard of an ALTA / NSPS Land Title Survey. These surveys are more detailed than a typical boundary survey and are often required by lenders, title companies, or investors. Understanding what they include and why they’re necessary can save time, money, and legal headaches.
What Is an ALTA / NSPS Land Title Survey?
ALTA stands for the American Land Title Association, and NSPS stands for the National Society of Professional Surveyors. Together, an ALTA / NSPS survey is a standardized, highly detailed survey that meets national requirements for commercial real estate.
It is typically required for:
Lenders and mortgage financing
Title insurance issuance
Commercial property transactions
Large residential parcels or subdivisions
Unlike a standard boundary survey, an ALTA / NSPS survey provides additional information that protects all parties in a property transaction.
What Does an ALTA / NSPS Survey Include?
An ALTA / NSPS survey in Orange County generally includes:
Property boundaries and corner markers
Existing improvements – buildings, driveways, fences, parking lots, utilities
Easements and rights-of-way – access, utility, drainage, or railroad easements
Encroachments – buildings, fences, or other structures on or over property lines
Flood zone designation – FEMA flood maps and elevations
Zoning classification – local zoning and setback verification
Additional lender or title company requirements
These surveys must be signed and sealed by a licensed Professional Surveyor and Mapper (PSM) in Florida to meet ALTA / NSPS standards.
Why ALTA / NSPS Surveys Are Required in Orange County
ALTA / NSPS surveys are designed to provide maximum protection for lenders, buyers, and title companies. In Orange County, they are essential for:
Commercial property transactions, including office buildings, retail centers, and industrial sites
Large residential developments or planned communities
Refinancing or issuing title insurance for high-value parcels
Resolving disputes about easements, encroachments, or boundary discrepancies
Without a certified ALTA / NSPS survey, lenders may refuse to approve financing, and title insurance may have exceptions that leave you unprotected.
How to Choose a Surveyor for ALTA / NSPS Surveys in Orlando
Not all surveyors are qualified to perform ALTA / NSPS surveys. When selecting a surveyor in Orlando or Orange County:
Confirm they are licensed in Florida and experienced with ALTA / NSPS standards
Ask about their experience with commercial and large parcel properties
Verify they can provide a survey signed, sealed, and suitable for title insurance
Discuss timelines and deliverables, since these surveys are more detailed than typical boundary surveys
How Long Does an ALTA / NSPS Survey Take?
The timeline depends on:
Property size and complexity
Availability of existing plats and records
Whether the property is improved (buildings, roads, utilities)
Lender or title company requirements
In most cases, an ALTA / NSPS survey takes 1–4 weeks from start to finish.
Final Thoughts
ALTA / NSPS Land Title Surveys are essential for anyone buying, selling, or financing commercial property in Orange County, Orlando, or surrounding areas. They provide a level of detail and protection far beyond a standard boundary survey and are often required by lenders and title companies.
Work with us, Florida Builders, Engineers & Inspectors to ensure your ALTA / NSPS survey meets all national and local standards, protects your investment, and prevents future disputes.