The American Land Title Association (“ALTA”) and National Society of Professional Surveyors (“NSPS”) recently further updated the 2021 Minimum Standard Detail Requirements, which represents the benchmark of professional surveying, for ALTA/NSPS surveys. These new standards take effect February 23, 2026, and replace the existing 2021 Minimum Standard Detail Requirements. The 2026 standards focus on clearer documentation, more transparency, better communication with the surveyor and improved precision requirements.
What Changes Were Made?
The most notable change is the revised definition of Relative Positional Precision (“RPP”), which is a statistical measurement of how accurately a surveyor locates the boundaries of a property. The updated definition continues to align with accepted measurement practices but clarifies the explanation for those not as familiar with the RPP. Other important changes include:
- specifying that evidence of possession or occupation along the perimeter of the property should be noted regardless of proximity to the boundary lines
- clarifying that the location of utility poles on or within 10 feet of the property and other utility features on or within five feet of the property should be identified
- referencing that notation is required for verbal or parol statements made by landowners or occupants pertaining to title of the property on the survey
- A reference in Sections 5 and 6 to “practices generally recognized as acceptable by the surveying profession for purposes of an ALTA/NSPS Land Title Survey” in order to eliminate the need for the standards to address specific procedures and tools that surveyors may employ (i.e. drones, AI, LiDAR)
- Acknowledgement that administrative rules may be a basis for requiring recording of the plat or map and an explanation that the certification of the plat or map may be extended to successors and assigns of the lender if requested
- A newly included optional “Table A” Item 20 that if selected will appear as a table on the face of the plat or map and contain a summary of the physical conditions and potential encroachments that are to be included, as well as references to their location on the survey. Clarification that if any optional items are required by applicable law that they should be included in the “Table A” items
- Revision to Table A Item #15 to clarify that features may be shown using imagery, but that the specific details of the sourcing of the imagery must be identified and agreed upon in writing with the client
- Numbering revision to reflect that Item 21 is now intended for any additional negotiated items between the surveyor and the client
Why do These Changes Matter?
These changes provide greater clarity and ideally will provide information to reduce risk for buyers, sellers, title insurers, investors and lenders.
Practice Tips
In any real estate transaction, lenders, buyers and title insurers should communicate with the surveyor about the level of detail needed for the transaction and identify any required Title A items. Lenders and buyers may consider revising their internal survey requirements to account for the 2026 standards. Surveyors routinely rely upon the title commitment and copies of the exception documents referenced therein to complete their surveys. Coordinating delivery of the title commitment and identifying the appropriate Table A items early in the transaction will save time and facilitate a timely closing process.
Harris Beach Murtha’s Commercial Real Estate Practice Group monitors developments in the field to keep clients informed. If you have questions about this alert or related issues, please reach out to attorney Melanie C. Marotto at (716) 200-5230 and mmarotto@harrisbeachmurtha.com; attorney Molly A. Sleiman 716-200-5115 and msleiman@harrisbeachmurtha.com; or the Harris Beach Murtha attorney with whom you most frequently work.
This alert is not a substitute for advice of counsel on specific legal issues.
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