ALTA/NSPS Land Title Surveys in Chicago and Northern Illinois

An ALTA/NSPS Land Title Survey is the most comprehensive land survey available — and the one most commonly required by lenders and title companies before a commercial real estate transaction can close. PLCS Corporation has prepared ALTA surveys for some of Chicago's most significant commercial properties, from Willis Tower to The Aqua to the University of Chicago. We prepare every ALTA survey to the current 2021 Minimum Standard Detail Requirements set by the American Land Title Association and the National Society of Professional Surveyors.

What Is an ALTA Survey?

An ALTA/NSPS Land Title Survey is a boundary survey prepared to nationally standardized specifications, accepted by lenders and title companies in every state. Unlike a standard plat of survey, an ALTA survey goes significantly further — it must show and certify:


  • Boundary lines and corners, established from the legal description in the title commitment.
  • All easements, rights-of-way, and encumbrances shown in the title commitment, located on the ground.
  • Improvements on the property — buildings, parking areas, driveways, fences, walls, and other structures.
  • Encroachments — anything from the subject property crossing onto adjacent property, or from neighboring properties crossing onto the subject parcel.
  • Access — how the property connects to public roads and whether that access is direct or through an easement.
  • Utilities — above-ground evidence of underground utilities where visible.
  • Flood zone classification per current FEMA maps.
  • Any additional items selected from the ALTA Table A — optional survey responsibilities that lenders or buyers can require.


The result is a single document that gives a buyer, lender, or title company a complete picture of the physical condition of the property and how it relates to the title.

When Do You Need an ALTA Survey

Most commercial real estate lenders and title insurance underwriters require an ALTA survey as a condition of closing. If you are acquiring, refinancing, or developing a commercial property and your lender or title company has asked for an ALTA — or if you are anticipating they will — the time to order one is as early as possible in the transaction timeline.


Common situations that require an ALTA survey include:



  • Commercial property acquisition financed through a bank, insurance company, CMBS lender, or other institutional lender.
  • Issuance of an ALTA-extended title insurance policy, which most commercial transactions require.
  • Portfolio or multi-site transactions where a lender requires standardized survey documentation across properties in multiple states.
  • Sale-leaseback transactions, ground leases, or any deal where clear documentation of boundaries and encumbrances is critical to the structure of the deal.
  • Due diligence reviews where a buyer wants a complete and legally defensible picture of the property before committing.

The 2021 ALTA/NSPS Standards

The Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys were last updated in 2021. These standards govern exactly what a surveyor must locate, show, and certify on every ALTA survey — and they are the version currently required by title underwriters and institutional lenders nationwide.


PLCS prepares all ALTA surveys to the 2021 standards. If you are working with a title company or lender that has specific Table A requirements, share those with us at the time you request the survey and we will confirm coverage before we begin.



You can download the current and prior standards below for your reference, or to share with your legal counsel or title company.

Working With PLCS on Your ALTA Survey

ALTA surveys have a tighter-than-average timeline — most commercial transactions move fast, and the survey is often on the critical path. Here is how we approach it:


  • We start with your title commitment. Send us the title commitment as early as possible so we can review the Schedule B exceptions and identify every easement and encumbrance we need to locate on the ground.
  • We coordinate directly with your team. We work regularly alongside attorneys, title officers, lenders, and brokers. If your deal team needs us on a call or needs documents in a specific format, that is routine for us.
  • We meet your deadline. PLCS puts 10 or more field crews in the field daily. A standard commercial ALTA survey typically takes one to two weeks from authorization to delivery — and we will confirm a specific timeline when you request a quote.
  • We are licensed in Illinois. PLCS Corporation is licensed as a Professional Design Firm and Land Surveyor Corporation in the State of Illinois. Every ALTA survey is signed and sealed by a Licensed Illinois Professional Land Surveyor.


ALTA Survey Questions — What Chicago Commercial Clients Ask Most

  • What is an ALTA/NSPS Land Title Survey and when do I need one?

    An ALTA survey is the gold standard for commercial real estate transactions. It is typically required by lenders and title companies before closing on a commercial property. It shows boundaries, easements, encroachments, improvements, access, and much more — all prepared to nationally standardized specifications that are accepted by lenders and title companies across the country.

  • How long does an ALTA survey take?

    For a standard commercial parcel, an ALTA survey typically takes approximately one to two weeks from authorization to delivery. Complex or multi-parcel projects may take longer. We will confirm a specific timeline when you request a quote. If your transaction has a hard deadline, tell us upfront and we will build our schedule around it.

  • What information do I need to provide to get a quote?

    The property address and PIN (Property Index Number) are the minimum. If you have the title commitment already, send that too — it tells us what Schedule B items we need to locate and dramatically speeds up the quoting process. The type of survey, intended use, Table A items your lender is requiring, and your deadline are all helpful to share upfront.

  • Can you work directly with my attorney or title company?

    Yes — and this is the norm, not the exception. We regularly coordinate directly with attorneys, title officers, lenders, and brokers on commercial transactions. We can deliver documents in the formats they need and join calls when the deal requires it.

  • What is ALTA Table A?

    Table A is a list of optional survey items that a lender, buyer, or title company can require on an ALTA survey beyond the baseline standard. Common Table A items include zoning classification and setback requirements, location of parking spaces, number of parking spaces, location of utilities, and evidence of use as a solid waste dump. Your lender or title company will typically specify which Table A items they require. Share that list with us when you request the survey.