February 12, 2026

Navigating the 2026 ALTA/NSPS Land Title Survey Updates: What Surveyors Must Know

The clock is ticking. On February 23, 2026, the commercial real estate industry will experience a significant shift in land title survey standards that will affect every surveyor, title company, and CRE professional across the nation. Navigating the 2026 ALTA/NSPS Land Title Survey Updates: What Surveyors Must Know has become a critical priority for professionals who want to maintain compliance, avoid costly delays, and deliver accurate survey products to their clients.

The American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) have released comprehensive updates to their land title survey standards, marking the first major revision since 2021. These changes introduce substantial modifications to Table A requirements, documentation practices, and certification procedures that will fundamentally alter how surveyors approach their work.[1][2]

For surveyors and commercial real estate professionals, understanding these updates isn't optional—it's essential. The February 23, 2026 deadline means that any survey begun on or after this date must comply with the new standards, making immediate preparation critical.[1] This article breaks down every key change, provides actionable compliance checklists, and ensures you're fully prepared for the transition.

Key Takeaways

📋 Critical deadline: All surveys started on or after February 23, 2026 must reference and comply with the 2026 standards, completely replacing the 2021 version.

📊 New Table A Item 20: The most significant change introduces an optional requirement for surveyors to provide a comprehensive table of conditions and potential encroachments directly on the survey plat, eliminating back-and-forth revision requests.

🔄 Renumbered items: Former Table A Item 20 (negotiated items) becomes Item 21, requiring immediate updates to standard survey order request lists to prevent miscommunication.

📍 Enhanced documentation: New specific requirements for utility feature documentation, parol statement notation, and evidence of possession along property perimeters.

✅ Greater flexibility: Expanded language on acceptable fieldwork practices and imagery usage provides surveyors with more methodological options while maintaining quality standards.

Understanding the February 23, 2026 Deadline and Implementation Timeline

The February 23, 2026 effective date represents a hard cutoff for the surveying industry. Unlike some regulatory transitions that offer grace periods or phased implementation, this deadline is absolute. Any survey project that begins on or after this date must reference and comply with the 2026 ALTA/NSPS Land Title Survey Standards, completely replacing the 2021 version that has governed the industry for the past five years.[1][2]

What the Deadline Means for Your Practice

The implementation timeline creates several immediate action items for surveying professionals. First and foremost, surveyors must update their standard survey order request lists before the February deadline to reflect the new Table A item numbering and requirements.[2] This seemingly simple administrative task is crucial—failure to update these lists can lead to significant miscommunication between surveyors, clients, and title companies.

For projects currently in progress, the determining factor is the survey's start date. If fieldwork began before February 23, 2026, the 2021 standards continue to apply. However, any new engagement initiated on or after the deadline date must follow the 2026 standards, regardless of when the property transaction closes or when preliminary discussions occurred.[1]

Preparing Your Team for Transition

Professional surveying firms should implement a comprehensive transition strategy that includes:

Staff training sessions covering all major changes in the 2026 standards
Template updates for survey plats, certifications, and client communications
Software configuration to accommodate new Table A Item 20 requirements
Client notification about upcoming changes and potential impacts on timelines
Quality control protocols ensuring compliance with refined definitions and documentation requirements

Many chartered surveyors across London and throughout the UK are already preparing their teams for similar standard updates, recognizing that professional development is essential for maintaining industry compliance.

Timeline Checklist for CRE Professionals

✅ By February 1, 2026: Review and understand all changes to the 2026 standards

✅ By February 15, 2026: Update all standard survey order request forms and templates

✅ By February 20, 2026: Complete staff training on new requirements

✅ February 23, 2026: Begin applying 2026 standards to all new survey projects

✅ March 2026 and beyond: Monitor compliance and refine processes based on initial implementation experience

The Game-Changing Table A Item 20: Encroachment Tables and Conditions

The introduction of new Table A Item 20 represents the most substantial change in Navigating the 2026 ALTA/NSPS Land Title Survey Updates: What Surveyors Must Know. This optional item fundamentally transforms how surveyors document and communicate potential encroachments, boundary conflicts, and property conditions to title insurers and clients.[1][2]

What Table A Item 20 Requires

When Table A Item 20 is selected by the client, surveyors must now provide a comprehensive table of conditions and potential encroachments directly on the face of the survey plat or map. This table must address specific observations including:

Encroachments over boundary lines: Any improvements, structures, or features that cross property boundaries
Encroachments into rights-of-way or easements: Improvements that extend into recorded easement areas or public rights-of-way
Encroachments into setbacks: Structures or improvements that violate recorded or zoning-required setback lines
Other conditions affecting the property: Additional observations that may impact title or property use

Critically, this new item requires surveyors to opine on their observations—not merely document them. This represents a shift from passive observation to active professional judgment about the significance and nature of potential encroachments.[2]

Why This Change Matters

Before the 2026 standards, title insurers frequently requested survey revisions to obtain encroachment statements and clarifications. This back-and-forth process created delays, increased costs, and frustrated all parties involved in commercial real estate transactions. The new Table A Item 20 eliminates this inefficiency by requiring comprehensive encroachment documentation upfront when requested.[1]

For surveyors, this change means:

Enhanced professional responsibility: Providing opinions on encroachments requires careful analysis and clear communication
Reduced revision requests: Comprehensive upfront documentation minimizes the need for supplemental information
Standardized formatting: The table format ensures consistent presentation across different surveyors and projects
Potential liability considerations: Professional opinions on encroachments may increase exposure to claims if inaccurate

Implementing Table A Item 20 in Your Practice

Successful implementation of the new encroachment table requirement demands careful planning. Surveyors should develop standardized templates that clearly present encroachment information in a tabular format on the survey plat. The table should include:

Item	Location	Description	Encroachment Type	Measurement
Building corner	Northeast boundary	Brick wall foundation	Over boundary line	0.3 feet
Driveway	Western easement	Asphalt paving	Into utility easement	2.1 feet
Fence	Front setback	Chain link fence	Into required setback	1.5 feet

Professional surveyors should also establish clear internal protocols for reviewing and approving encroachment opinions before finalizing survey documents. This quality control step is essential given the professional judgment now required. Understanding what survey you need for different property types can help determine when Table A Item 20 should be recommended to clients.

Critical Table A Renumbering: Former Item 20 Becomes Item 21

A seemingly simple change carries significant practical implications: the former Table A Item 20 has been renumbered to Table A Item 21.[1][2] This renumbering accommodates the new encroachment table requirement but creates potential confusion if not properly communicated and implemented.

Understanding the Renumbering Impact

Table A Item 20 in the 2021 standards allowed for "Items to be shown per attached exhibit" or items negotiated between the surveyor and client. This catch-all provision enabled custom requirements specific to particular transactions or property types. In the 2026 standards, this same function now appears as Table A Item 21.[1]

The danger lies in outdated order forms and communications. If a client's standard survey order form still references "Table A Item 20" for negotiated items, but the surveyor interprets this under 2026 standards as the new encroachment table requirement, the resulting survey may not meet the client's actual needs—or may include unwanted additional work and expense.

Updating Standard Order Forms

Commercial real estate professionals and title companies must update their standard survey order request lists before the February 23, 2026 deadline. This update should include:

Clear version identification: Specify "2026 ALTA/NSPS Standards" on all order forms
Correct item numbering: Reference Item 21 (not Item 20) for negotiated or custom requirements
Item 20 election: Explicitly state whether the new encroachment table (Item 20) is requested
Transition period notation: During early 2026, consider including both item numbers with clarification to prevent confusion

Communication Protocols

Surveyors should implement verification procedures when receiving survey orders during the transition period. A simple confirmation email or phone call can prevent costly misunderstandings:

"We received your survey order dated [date]. To confirm: you are requesting the new 2026 Table A Item 20 encroachment table [YES/NO], and the following negotiated items under Table A Item 21: [list items]. Please confirm this understanding before we proceed."

This verification step takes minimal time but can prevent significant problems later in the transaction process. Professional practices offering commercial property surveying services should establish these protocols immediately.

Enhanced Utility Feature Documentation Requirements

The 2026 standards introduce specific distance requirements for documenting utility features, providing clear guidance that eliminates previous ambiguity about what must be shown on survey plats.[1]

New Distance-Based Requirements

Under the updated standards, surveyors must identify and document:

Utility poles: Those located on the property or within 10 feet of the property boundary
Other utility features: Those located on the property or within 5 feet of the property boundary

These specific distance thresholds replace previous language that left more room for interpretation. The standardization ensures consistency across different surveyors and projects while providing clear guidance for fieldwork planning.[1]

What Constitutes "Other Utility Features"

The term "other utility features" encompasses a wide range of infrastructure elements, including:

Transformers and electrical equipment
Utility pedestals and junction boxes
Manholes and access covers
Above-ground utility meters
Communication equipment cabinets
Water and gas valve boxes
Fiber optic connection points

Surveyors must exercise professional judgment in determining which features meet the documentation threshold, considering both proximity and potential impact on property use and development.

Fieldwork Implications

These enhanced requirements affect fieldwork planning and execution. Survey crews must now:

Extend search perimeters: Look beyond property boundaries to capture utility features within specified distances
Document feature types: Clearly identify the nature and ownership of each utility feature
Measure distances accurately: Verify that features fall within or outside the documentation thresholds
Photograph evidence: Maintain photographic records of utility features for quality control and potential disputes

The refined requirements align with modern surveying practices while ensuring that title insurers and property buyers receive comprehensive information about utility infrastructure that could affect property use, development potential, or access rights.

Parol Statement Notation: Documenting Verbal Communications

One of the more nuanced additions to the 2026 standards is the requirement for surveyors to document parol statements—verbal communications from relevant landowners or occupants regarding title or boundary issues.[1][2]

What Parol Statements Include

Parol statements encompass verbal information provided by:

Current property owners
Adjacent property owners
Tenants or occupants
Property managers
Other parties with knowledge of boundary or title issues

These statements might address:

Historical boundary agreements or understandings
Disputed property lines or corners
Easement usage or restrictions
Access rights or limitations
Encroachment acknowledgments or disputes

Documentation Requirements

When surveyors receive verbal statements regarding title or boundary matters, the 2026 standards now require notation on the survey plat or in accompanying documentation. Best practices for documenting parol statements include:

Clear attribution: "Per statement by [name], [role] on [date]…"

Specific content: Document the substance of the statement without legal interpretation

Context: Note the circumstances under which the statement was made

Limitations: Include appropriate disclaimers that parol statements have not been independently verified

Professional Considerations

The parol statement requirement introduces important professional considerations. Surveyors should:

Document contemporaneously: Record statements immediately when received, not from memory later
Avoid legal interpretation: Report statements without opining on their legal validity
Maintain neutrality: Present statements objectively without advocating for any party's position
Consider verification: When practical, seek documentation or corroboration of significant statements

This requirement recognizes that verbal communications often contain valuable information about property boundaries and title issues, but it also requires surveyors to exercise professional judgment about what rises to the level of notation on official survey documents. Similar documentation practices apply to boundary dispute resolution work.

Evidence of Possession or Occupation Requirements

The 2026 standards clarify and expand requirements for documenting evidence of possession or occupation along property perimeters, removing previous distance limitations.[1]

What Changed

Under earlier standards, some surveyors interpreted possession evidence requirements as applying only to features within a certain proximity to boundary lines. The 2026 standards eliminate this ambiguity by requiring surveyors to note evidence of possession or occupation along the perimeter of the surveyed property regardless of proximity to boundary lines.[1]

Types of Possession Evidence

Evidence of possession or occupation that must be documented includes:

Fencing: Any type of fence along or near property boundaries
Landscaping: Maintained gardens, hedges, or other improvements suggesting occupancy
Paving: Driveways, parking areas, or walkways indicating use patterns
Signage: Posted signs indicating ownership, restrictions, or claims
Structures: Sheds, garages, or other improvements near boundaries
Use patterns: Mowed areas, stored materials, or other evidence of ongoing use
Barriers: Walls, bollards, or other physical demarcations

Practical Implementation

This expanded requirement means surveyors must conduct thorough perimeter inspections regardless of where boundary lines are located. For large properties, this can significantly increase fieldwork time and complexity.

Surveyors should:

Plan comprehensive perimeter walks: Budget adequate time for thorough boundary inspection
Document systematically: Use consistent notation methods for possession evidence
Photograph extensively: Maintain visual records of possession indicators
Consider seasonal factors: Recognize that some possession evidence may be more visible during certain seasons

The requirement reflects the reality that possession evidence provides critical information about potential boundary disputes, adverse possession claims, or discrepancies between legal descriptions and actual occupation patterns.

Refined Relative Positional Precision (RPP) Definition

The 2026 standards include a refined definition of Relative Positional Precision (RPP) that provides additional clarity for professionals unfamiliar with advanced measurement techniques while continuing to align with accepted surveying practices.[1]

Understanding RPP

Relative Positional Precision refers to the value expressing the uncertainty in the position of a point on a survey relative to other points on the same survey. RPP is crucial for:

Quality assurance: Demonstrating that survey measurements meet professional standards
Legal defensibility: Providing objective evidence of measurement accuracy
Client confidence: Assuring stakeholders that boundary determinations are reliable
Professional standards: Meeting ALTA/NSPS requirements for measurement quality

What the Refinement Provides

The refined definition doesn't change the fundamental concept or calculation of RPP, but it does:

Clarify terminology: Use more accessible language for non-specialists
Provide context: Explain how RPP relates to survey quality and reliability
Align with practice: Ensure the definition reflects current measurement technologies and methods
Enhance understanding: Help title professionals and clients better grasp measurement precision concepts

Practical Application

Surveyors should ensure their measurement practices, equipment, and quality control procedures support appropriate RPP values for ALTA/NSPS surveys. This includes:

Equipment calibration: Regular verification of total stations, GPS receivers, and other measurement instruments
Methodology documentation: Clear records of measurement techniques and adjustment procedures
Quality control checks: Independent verification of critical measurements
Reporting standards: Consistent presentation of RPP values on survey plats

The refined definition supports the surveying profession's ongoing commitment to measurement quality while making these technical concepts more accessible to the broader commercial real estate community.

Expanded Fieldwork Practices and Methodology Flexibility

The 2026 standards introduce expanded language regarding acceptable fieldwork practices, providing surveyors with greater flexibility in methodologies while maintaining quality standards.[1]

New Flexibility Provisions

The updated standards specify that fieldwork may be completed using "practices generally recognized as acceptable" for ALTA/NSPS Land Title Surveys. This language acknowledges:

Technological evolution: New measurement technologies and techniques continue to emerge
Regional variations: Different geographic areas may have different optimal approaches
Project-specific needs: Particular properties or transactions may benefit from specialized methods
Professional judgment: Qualified surveyors should have discretion in selecting appropriate methods

What This Means for Surveyors

The expanded flexibility doesn't reduce quality expectations—it recognizes that multiple methodologies can achieve the same high-quality results. Acceptable practices might include:

Traditional total station surveys: Conventional angle and distance measurements
GPS/GNSS positioning: Satellite-based coordinate determination
Hybrid approaches: Combining multiple technologies for optimal results
Scanning technologies: Laser scanning or other advanced capture methods
Photogrammetric methods: When appropriate and properly controlled

Documentation Requirements

With increased flexibility comes increased responsibility for documentation. Surveyors should clearly document:

Methods employed: Specific techniques and technologies used
Quality control procedures: How accuracy and reliability were verified
Limitations or constraints: Any factors affecting methodology selection
Professional justification: Why chosen methods are appropriate for the specific project

This flexibility provision recognizes that the surveying profession continues to evolve, and standards should accommodate innovation while maintaining the high-quality results that ALTA/NSPS surveys demand.

Enhanced Imagery Guidance and Requirements

The 2026 standards provide expanded acceptance of aerial or satellite imagery while establishing clear requirements for how such imagery may be used in ALTA/NSPS surveys.[2]

Imagery Usage Provisions

The updated standards recognize that high-quality aerial and satellite imagery can provide valuable information for survey projects, but they establish important safeguards:

Written clarification required: Specific details of imagery use must be clarified in writing before deployment
Quality standards: Imagery must meet appropriate resolution and accuracy requirements
Date and source: The date of imagery capture and source must be documented
Limitations acknowledged: Any limitations in imagery accuracy or currency must be noted
Ground verification: Critical features must be verified through traditional fieldwork

When Imagery Is Appropriate

Aerial and satellite imagery can be particularly valuable for:

Large properties: Where comprehensive ground coverage would be prohibitively expensive
Preliminary research: Understanding property context before fieldwork
Feature identification: Locating improvements, vegetation, or other features
Change detection: Comparing current conditions to historical imagery
Client visualization: Providing context for survey findings

Implementation Guidelines

Surveyors incorporating imagery into ALTA/NSPS surveys should:

Obtain client approval: Secure written authorization before using imagery
Document specifications: Record imagery date, source, resolution, and accuracy
Verify critical features: Confirm important observations through ground measurements
Note limitations: Clearly indicate what was determined from imagery versus fieldwork
Maintain quality: Ensure imagery meets professional standards for the intended use

The enhanced imagery guidance reflects modern surveying practice while ensuring that imagery supplements rather than replaces the fundamental fieldwork that defines ALTA/NSPS surveys. Similar technological considerations apply to various property survey types.

Certification Flexibility for Lenders and Successors

The 2026 standards introduce important certification flexibility that accommodates modern financing structures and loan servicing practices.[1][2]

New Certification Options

The certification of survey plats or maps may now be extended to successors and assigns of the lender if requested by the client. This seemingly technical change addresses practical realities in commercial real estate financing:

Loan sales: Commercial loans are frequently sold to other institutions
Servicing transfers: Loan servicing often transfers to different companies
Securitization: Many commercial loans are packaged into securities
Portfolio transactions: Entire loan portfolios may change hands

Why This Matters

Previously, survey certifications were typically limited to specifically named parties. When loans transferred or were sold, questions arose about whether the certification extended to the new lender. This uncertainty created:

Title insurance complications: Questions about coverage continuation
Additional survey costs: Sometimes requiring new certifications or updated surveys
Transaction delays: While parties resolved certification questions
Legal ambiguity: Uncertainty about rights and responsibilities

Implementation Considerations

Surveyors should:

Clarify at engagement: Determine whether successor certification is requested
Update certification language: Modify standard certification text to include successors and assigns when appropriate
Document the request: Maintain clear records of who requested successor certification
Understand implications: Recognize that broader certification may have professional liability implications

This flexibility provision streamlines commercial real estate transactions while providing clarity about survey certification scope. It represents a practical adaptation to how commercial lending and loan servicing actually function in 2026.

Deletion of Adjoining Deeds Requirement

The 2026 standards delete the former requirement to provide copies of adjoining property deeds, acknowledging practical realities in many markets.[2]

What Was Removed

Previous standards included provisions requiring surveyors to obtain and review deeds for adjoining properties. This requirement aimed to help surveyors understand boundary relationships and identify potential conflicts. However, implementation proved problematic:

Availability issues: In many jurisdictions, obtaining adjoining deeds is difficult or impossible
Cost concerns: Acquiring multiple deeds can be expensive and time-consuming
Practical limitations: For properties with many adjoining parcels, the requirement became unwieldy
Questionable value: The information obtained often didn't significantly enhance survey quality

What Replaces It

Rather than requiring adjoining deed copies, the 2026 standards focus on:

Boundary evidence: Documenting physical evidence of boundaries and occupation
Record research: Reviewing available recorded documents affecting the subject property
Professional judgment: Applying surveying expertise to boundary determination
Client communication: Discussing boundary uncertainties or conflicts when identified

Practical Impact

The deletion of the adjoining deeds requirement:

Reduces costs: Eliminates expense of obtaining multiple deed copies
Speeds timelines: Removes a potentially time-consuming research step
Focuses effort: Allows surveyors to concentrate on more valuable research and fieldwork
Maintains quality: Doesn't reduce the quality or reliability of boundary determinations

Surveyors should still review adjoining deeds when readily available or when boundary questions arise, but the blanket requirement has been eliminated as impractical in many markets.

Monument Characteristics Clarification

The 2026 standards specify that "relationship to the ground" is an element of monument characteristics that must be documented.[1]

Understanding Monument Characteristics

Monuments are physical markers that establish or reference property boundaries. Proper documentation of monument characteristics is essential for:

Boundary reestablishment: Enabling future surveyors to locate and use the same monuments
Legal evidence: Providing detailed records for potential boundary disputes
Quality assurance: Demonstrating thorough fieldwork and documentation
Professional standards: Meeting ALTA/NSPS documentation requirements

What "Relationship to the Ground" Means

This clarification requires surveyors to document how monuments are positioned relative to the ground surface:

Flush with ground: Monument top is level with surrounding terrain
Above ground: Monument extends above the surface (specify height)
Below ground: Monument is buried beneath the surface (specify depth)
Disturbed or unstable: Monument has been displaced or is not firmly set
Obscured: Monument is covered by pavement, vegetation, or other materials

Documentation Best Practices

Surveyors should document monument characteristics systematically:

Monument: 5/8" iron rod with cap stamped "RLS 12345"
Location: Northwest corner
Relationship to ground: Set flush with ground surface
Condition: Good, stable
Date set: Unknown (appears original to 1985 subdivision)

This level of detail ensures that future surveyors can confidently relocate and utilize the same monuments, maintaining boundary consistency over time. Similar documentation standards apply to property condition assessments.

Compliance Checklist for Surveyors: Navigating the 2026 ALTA/NSPS Land Title Survey Updates

To successfully navigate the 2026 ALTA/NSPS Land Title Survey Updates, surveyors should implement this comprehensive compliance checklist:

Pre-Deadline Preparation (Before February 23, 2026)

✅ Review complete 2026 standards document thoroughly

✅ Update all standard templates including survey plats, certifications, and order forms

✅ Revise Table A numbering in all client-facing documents (Item 20 vs. Item 21)

✅ Develop Table A Item 20 template for encroachment tables

✅ Train all survey staff on new requirements and procedures

✅ Update software and CAD standards to accommodate new requirements

✅ Revise quality control checklists to include 2026 standard provisions

✅ Notify regular clients about upcoming changes and potential impacts

Engagement and Planning Phase

✅ Verify standards version requested by client (2021 vs. 2026)

✅ Clarify Table A Item 20 selection (new encroachment table)

✅ Confirm Table A Item 21 requirements (formerly Item 20)

✅ Discuss imagery usage if appropriate and obtain written approval

✅ Determine certification scope including successor and assign coverage

✅ Establish parol statement protocols for the specific project

Fieldwork Phase

✅ Document utility poles on property or within 10 feet of boundaries

✅ Document other utility features on property or within 5 feet of boundaries

✅ Note evidence of possession along entire property perimeter regardless of distance

✅ Record monument characteristics including relationship to ground

✅ Document parol statements received from owners, occupants, or adjacent parties

✅ Photograph comprehensively all significant features and conditions

✅ Verify RPP compliance through appropriate measurement and adjustment procedures

Plat Preparation Phase

✅ Include encroachment table if Table A Item 20 was selected

✅ Provide professional opinions on encroachments, not just observations

✅ Document utility features with appropriate detail and accuracy

✅ Note possession evidence along perimeters

✅ Include parol statements with proper attribution and context

✅ Show monument characteristics including ground relationship

✅ Verify certification language matches client requirements including successors

Quality Control Phase

✅ Cross-check Table A items against client order and survey content

✅ Verify all 2026 requirements are addressed

✅ Review encroachment opinions for accuracy and clarity

✅ Confirm measurement quality meets RPP standards

✅ Check documentation completeness for all required elements

✅ Validate certification language is appropriate and accurate

Compliance Checklist for Title Companies and CRE Professionals

Title companies, lenders, and commercial real estate professionals also need to prepare for the 2026 standards:

Administrative Updates

✅ Revise standard survey order forms to reference 2026 standards

✅ Update Table A selections reflecting new Item 20 and renumbered Item 21

✅ Modify internal procedures for survey review and acceptance

✅ Train staff on new requirements and what to expect in surveys

✅ Update client communications about survey requirements and timelines

Order Placement

✅ Specify 2026 standards explicitly in survey orders

✅ Determine Item 20 need (encroachment table) based on transaction type

✅ Clarify Item 21 requirements for any negotiated or custom items

✅ Address certification scope including successor and assign coverage

✅ Discuss imagery usage if appropriate for the property type

Survey Review

✅ Verify standards compliance (2026 for surveys begun after February 23, 2026)

✅ Check encroachment table if Item 20 was requested

✅ Review utility documentation for completeness within specified distances

✅ Examine possession evidence notation along perimeters

✅ Confirm certification language matches requirements

✅ Validate Table A items against original order

Impact on Different Property Types

The 2026 ALTA/NSPS Land Title Survey Updates affect different property types in varying ways:

Commercial Office Properties

High impact areas:

Encroachment tables (Item 20) particularly valuable for multi-tenant properties
Utility documentation critical for properties with complex infrastructure
Possession evidence important for properties with common areas or shared facilities

Recommended approach:

Generally request Table A Item 20 for comprehensive encroachment documentation
Budget additional time for thorough utility feature documentation
Emphasize certification to successors given frequent loan transfers

Industrial and Warehouse Properties

High impact areas:

Large perimeters require extensive possession evidence documentation
Multiple utility services demand careful feature documentation
Encroachments into setbacks common and require detailed analysis

Recommended approach:

Plan for extended fieldwork time given property size
Request Item 20 when zoning compliance is critical
Document loading dock and yard areas thoroughly

Retail Properties

High impact areas:

Parking lot improvements frequently encroach into easements
Signage often creates setback issues requiring Item 20 documentation
Access easements and cross-parking agreements create complex conditions

Recommended approach:

Item 20 highly recommended for properties with shared parking or access
Careful documentation of parol statements regarding parking and access rights
Thorough utility documentation given extensive site improvements

Multi-Family Residential

High impact areas:

Perimeter fencing and landscaping require possession documentation
Recreational facilities may encroach into setbacks or easements
Utility infrastructure often complex with multiple service providers

Recommended approach:

Document all perimeter improvements regardless of distance from boundaries
Request Item 20 when property has significant improvements near boundaries
Verify all utility features within specified distances

Understanding how the 2026 updates affect different property types helps surveyors and clients make informed decisions about Table A selections and project planning. For guidance on selecting appropriate survey types for various properties, consult resources on determining survey needs.

Common Pitfalls and How to Avoid Them

As the industry transitions to the 2026 standards, several common pitfalls are likely to emerge:

Pitfall #1: Using Outdated Order Forms

Problem: Clients submit survey orders using 2021-era forms with incorrect Table A numbering

Solution:

Update all standard forms before February 23, 2026
Include version identification on all order forms
Verify Table A items with clients when orders are received
Maintain communication protocols during transition period

Pitfall #2: Misunderstanding Item 20 vs. Item 21

Problem: Confusion about which item number applies to which requirement

Solution:

Create clear internal reference guides distinguishing Item 20 (encroachment table) from Item 21 (negotiated items)
Confirm client intent when either item is selected
Provide examples of what each item produces
Document all clarifications in writing

Pitfall #3: Inadequate Encroachment Opinions

Problem: Providing observations without professional opinions when Item 20 is selected

Solution:

Train staff on difference between observation and opinion
Develop standard language for encroachment opinions
Implement quality control review of all Item 20 tables
Maintain professional liability insurance adequate for opinion-based work

Pitfall #4: Incomplete Utility Documentation

Problem: Missing utility features within specified distances

Solution:

Establish systematic fieldwork procedures for utility documentation
Use measurement tools to verify 5-foot and 10-foot thresholds
Photograph all utility features for quality control
Implement checklist-based field procedures

Pitfall #5: Overlooking Parol Statement Requirements

Problem: Failing to document significant verbal communications

Solution:

Train field crews on parol statement requirements
Provide forms or templates for documenting statements
Establish protocols for determining what rises to documentation level
Include parol statement review in quality control procedures

Pitfall #6: Ignoring Perimeter Possession Evidence

Problem: Limiting possession documentation to areas near boundary lines

Solution:

Emphasize "regardless of proximity" language in standards
Plan adequate time for complete perimeter inspection
Document systematically using checklists or templates
Review perimeter documentation during quality control

Professional Liability Considerations

The 2026 ALTA/NSPS Land Title Survey Updates introduce several professional liability considerations that surveyors should address:

Increased Opinion-Based Work

The new Table A Item 20 requires surveyors to provide professional opinions about encroachments, not merely document observations. This shift increases potential liability exposure if opinions prove incorrect or incomplete.

Risk mitigation strategies:

Maintain appropriate professional liability insurance coverage
Document the basis for all professional opinions
Use qualified language when certainty is limited
Implement thorough quality control review of all opinions
Consider consultation with legal counsel on complex encroachment issues

Expanded Documentation Requirements

More comprehensive documentation requirements create more opportunities for errors or omissions. Missing a utility feature within the specified distance, overlooking possession evidence, or failing to document a parol statement could constitute professional negligence.

Risk mitigation strategies:

Implement checklist-based fieldwork procedures
Conduct thorough quality control review before finalizing surveys
Maintain detailed field notes and photographic records
Provide staff training on all new requirements
Consider peer review for complex or high-value projects

Certification to Successors and Assigns

Extending certifications to successors and assigns of lenders potentially expands the universe of parties who might claim reliance on the survey, increasing exposure to claims.

Risk mitigation strategies:

Understand the implications before agreeing to successor certification
Ensure professional liability coverage extends to such certifications
Maintain survey records for extended periods
Document all project-specific limitations or qualifications
Consider whether additional fees are appropriate for expanded certification

Standards of Care Evolution

As the 2026 standards become the norm, they will define the professional standard of care for ALTA/NSPS surveys. Failing to comply with these standards could constitute professional negligence.

Risk mitigation strategies:

Implement comprehensive transition to 2026 standards by the deadline
Maintain current knowledge of standard interpretations and best practices
Participate in professional development and continuing education
Document compliance with all standard requirements
Seek guidance from professional organizations when questions arise

Professional surveyors should consult with their insurance carriers and legal advisors about how the 2026 standards affect their professional liability exposure and risk management strategies.

Technology Solutions for 2026 Compliance

Several technology solutions can help surveyors efficiently comply with the 2026 ALTA/NSPS Land Title Survey Updates:

Survey Software Updates

Major survey software providers are releasing updates to accommodate the 2026 standards:

Template modifications: Updated plat templates with proper Table A numbering
Encroachment table tools: Automated or semi-automated table generation for Item 20
Utility documentation: Enhanced symbology and annotation for utility features
Quality control checklists: Built-in verification of 2026 requirement compliance

Mobile Data Collection

Field data collection apps can streamline documentation of new requirements:

Utility feature capture: GPS-enabled documentation of poles and features with automatic distance calculation
Photo integration: Linking photographs to specific features and observations
Parol statement recording: Voice-to-text or structured forms for documenting verbal communications
Possession evidence logging: Systematic documentation of perimeter conditions

CAD and Drafting Tools

Enhanced drafting tools support efficient plat preparation:

Encroachment table automation: Tools that compile observations into properly formatted tables
Distance verification: Automated checking of utility feature distances
Monument symbology: Updated symbols and annotation for monument characteristics including ground relationship
Quality control scripts: Automated verification of standard requirement compliance

Project Management Systems

Integrated project management platforms help ensure nothing falls through the cracks:

Checklist integration: 2026-compliant checklists at each project phase
Template management: Version-controlled templates ensuring current standards are used
Client communication: Automated notifications about standard changes and requirements
Quality assurance workflows: Multi-stage review processes for complex requirements

Investing in appropriate technology solutions can significantly reduce the administrative burden of transitioning to the 2026 standards while improving quality and reducing error risk.

Training and Professional Development Resources

Successful navigation of the 2026 ALTA/NSPS Land Title Survey Updates requires ongoing professional development:

Professional Organization Resources

NSPS (National Society of Professional Surveyors)

Webinars on 2026 standard changes
Interpretation guidance documents
Member forums for discussing implementation questions
Continuing education courses

ALTA (American Land Title Association)

Joint guidance with NSPS on standard interpretation
Title industry perspective on survey requirements
Best practices documentation
Industry conferences and workshops

State and Regional Associations

Local professional surveying associations often provide:

State-specific implementation guidance
Regional networking and knowledge sharing
Continuing education opportunities
Practice management resources

Commercial Training Providers

Several organizations offer specialized training on ALTA/NSPS surveys:

In-person workshops on 2026 changes
Online courses with continuing education credit
Custom training for surveying firms
Certification programs for ALTA/NSPS survey specialists

Internal Training Programs

Surveying firms should develop internal training including:

Comprehensive review of all 2026 changes
Hands-on practice with encroachment table preparation
Field crew training on new documentation requirements
Quality control reviewer training on verification procedures
Case studies and example projects

Ongoing professional development ensures that surveyors not only comply with the 2026 standards but understand the reasoning behind the changes and can apply them effectively in diverse situations.

Regional Variations and Considerations

While ALTA/NSPS standards are national, implementation can vary by region based on local practices, recording systems, and legal frameworks:

Recording System Differences

Title theory vs. lien theory states: Different approaches to property interests may affect how encroachments and easements are documented and opined upon.

Recording requirements: Some jurisdictions have specific requirements for survey recording that may interact with ALTA/NSPS standards.

Public records access: Availability of adjoining property information varies significantly by jurisdiction, affecting research capabilities.

Regional Practice Variations

Monument types: Different regions use different monument types and setting practices, affecting documentation approaches.

Utility infrastructure: Regional differences in utility placement (overhead vs. underground) affect documentation requirements.

Climate considerations: Seasonal variations in vegetation and ground conditions affect fieldwork planning and possession evidence visibility.

Local Regulatory Environments

Zoning administration: Different jurisdictions have different approaches to setback enforcement and encroachment tolerance.

Building codes: Local building codes may create different encroachment scenarios requiring documentation.

Easement practices: Regional variations in utility easement practices affect how encroachments are evaluated.

Surveyors should understand how regional factors interact with the national ALTA/NSPS standards to provide appropriate service in their markets. Professional practices operating across multiple regions, such as chartered surveyors in Surrey or Central London, must adapt their procedures to local conditions while maintaining standard compliance.

Cost and Timeline Implications

The 2026 ALTA/NSPS Land Title Survey Updates will affect both the cost and timeline for completing surveys:

Cost Factors

Increased fieldwork time: More comprehensive utility documentation and perimeter possession evidence documentation will increase field time for many projects.

Enhanced research: While adjoining deed requirements were deleted, other documentation requirements may increase research time.

Table A Item 20 preparation: Creating comprehensive encroachment tables with professional opinions requires additional analysis and drafting time.

Quality control: More complex requirements demand more thorough quality control review, adding time and cost.

Training and implementation: Firms will incur costs for staff training, template development, and software updates.

Timeline Considerations

Planning phase: Additional time may be needed to clarify Table A selections and requirements with clients.

Fieldwork phase: Expect 10-20% longer field time for properties with significant utility infrastructure or complex perimeter conditions.

Drafting phase: Encroachment table preparation and enhanced documentation may add 1-2 days to drafting time.

Review phase: More comprehensive quality control review may extend timelines by several days.

Communication phase: More back-and-forth with clients about new requirements may affect overall project duration.

Managing Expectations

Surveyors should:

Update fee schedules to reflect increased time and complexity
Communicate timeline impacts to clients early in engagement
Build efficiency through standardized procedures and technology
Adjust project scheduling to accommodate new requirements
Educate clients about value provided by enhanced documentation

While the 2026 standards will increase survey costs and timelines for some projects, the enhanced documentation and reduced revision requests should provide offsetting value to clients and streamline overall transaction processes.

Conclusion: Preparing for Success with the 2026 Standards

Navigating the 2026 ALTA/NSPS Land Title Survey Updates: What Surveyors Must Know requires comprehensive preparation, systematic implementation, and ongoing professional development. The February 23, 2026 deadline is rapidly approaching, making immediate action essential for all surveying professionals and commercial real estate stakeholders.

The changes introduced in the 2026 standards—particularly the new Table A Item 20 encroachment table requirement, renumbered Item 21, enhanced utility documentation requirements, parol statement notation mandate, and expanded possession evidence requirements—represent significant shifts in how ALTA/NSPS surveys are conducted and documented. These changes aren't merely administrative updates; they fundamentally alter surveyor responsibilities and deliverables.

Key Success Factors

Early preparation: Don't wait until February 2026 to begin your transition. Update templates, train staff, and revise procedures now.

Clear communication: Establish robust communication protocols with clients to prevent misunderstandings about Table A numbering and requirements.

Quality focus: Implement comprehensive quality control procedures that verify compliance with all 2026 requirements.

Technology investment: Leverage software, mobile apps, and project management tools to streamline compliance and reduce error risk.

Professional development: Commit to ongoing learning about standard interpretation and best practices.

Risk management: Review professional liability coverage and implement appropriate risk mitigation strategies.

Actionable Next Steps

For surveyors preparing for the 2026 standards transition:

This week: Review the complete 2026 ALTA/NSPS standards document thoroughly
This month: Update all templates, forms, and standard procedures
Before February 1, 2026: Complete comprehensive staff training on all changes
Before February 15, 2026: Test new procedures on sample projects
February 23, 2026 and beyond: Implement 2026 standards on all new survey projects

For title companies and CRE professionals:

This week: Review your standard survey order forms and update Table A numbering
This month: Educate internal staff on what to expect in 2026-compliant surveys
Before February 1, 2026: Communicate with surveyor partners about transition readiness
Before February 15, 2026: Update internal review procedures and checklists
February 23, 2026 and beyond: Verify that all new survey orders specify 2026 standards

The 2026 ALTA/NSPS Land Title Survey Standards represent a thoughtful evolution of industry best practices, addressing practical challenges while maintaining the high-quality standards that make ALTA/NSPS surveys the gold standard for commercial real estate transactions. By preparing systematically, communicating clearly, and committing to professional excellence, surveyors and CRE professionals can successfully navigate these updates and continue delivering the accurate, comprehensive survey products that support sound real estate decisions.

The deadline is fixed. The requirements are clear. The time to prepare is now. Whether you're a surveyor conducting fieldwork, a title professional reviewing survey documents, or a CRE professional ordering surveys for transactions, understanding and implementing the 2026 ALTA/NSPS Land Title Survey Updates is essential for professional success in the evolving commercial real estate landscape of 2026 and beyond.

For additional guidance on survey requirements and professional surveying services, explore resources on understanding survey types and professional surveying practices.

References

[1] Key Updates To The 2026 Alta Nsps Land Title Survey Standards – https://ltaal.org/key-updates-to-the-2026-alta-nsps-land-title-survey-standards/

[2] Nsps Land Title – https://www.parkerpoe.com/news/2026/02/key-takeaways-from-the-2026-alta/nsps-land-title