{"id":1219,"date":"2013-01-09T14:00:00","date_gmt":"2013-01-09T14:00:00","guid":{"rendered":"https:\/\/www.sherin.com\/real-estate\/2013\/01\/09\/streamlining-property-surveys-a-look-at-the-altaacsm-table-a-requirements\/"},"modified":"2021-09-20T19:29:25","modified_gmt":"2021-09-20T19:29:25","slug":"streamlining-property-surveys-a-look-at-the-altaacsm-table-a-requirements","status":"publish","type":"post","link":"https:\/\/www.sherin.com\/real-estate\/2013\/01\/09\/streamlining-property-surveys-a-look-at-the-altaacsm-table-a-requirements\/","title":{"rendered":"Streamlining Property Surveys \u2013 A Look at the ALTA\/ACSM Table A Requirements"},"content":{"rendered":"<p>The property survey is typically a lead-time item in commercial real estate loans since it can often take several weeks to complete. It is therefore crucial that the surveyor be told <span style=\"text-decoration: underline;\">at the start of the project<\/span> exactly what the lender will be requiring for the survey. This is usually accomplished by reference to the ALTA\/ACSM Table A Optional Survey Responsibilities and Specifications, which supplement the 2011 Minimum Standard Detail Requirements for ALTA\/ACSM Land Title Surveys as adopted by the <a title=\"American Land Title Association\" href=\"http:\/\/www.alta.org\/\" target=\"_self\" rel=\"noopener noreferrer\">American Land Title Association<\/a> and the <a title=\"National Society of Professional Surveyors\" href=\"http:\/\/www.nsps.us.com\/index.cfm?&amp;stopRedirect=1\" target=\"_self\" rel=\"noopener noreferrer\">National Society of Professional Surveyors<\/a>. The forms can be found <a href=\"http:\/\/www.alta.org\/forms\/download.cfm?formID=338&amp;type=word\">here.<\/a><\/p>\n<p><!--more--><\/p>\n<p>Table A includes 22 optional items which the surveyor can be asked to depict on the survey \u2013 some are simple and won\u2019t typically involve extra time or cost (such as Item 2 \u2013 property address, and Item 3 &#8211; flood zone classification), while others may involve substantial time and additional charges (such as Item 1 &#8211; placing of monuments at boundary corners, Item 5 \u2013 vertical relief with contour intervals, and Item 11(b) \u2013 evidence of utilities obtained from utility companies).<\/p>\n<p>Many lenders have a list of the specific Table A items they require, which can then be passed on to the surveyor.\u00a0 Other lenders may not; in such cases, the borrower should take the initiative to make sure that the Table A items which the surveyor will undertake will fully satisfy the lender and its attorney.\u00a0 No one wants to find out later, when the survey is produced a few days before the closing, that the closing must be postponed because the surveyor has to perform additional work of which it wasn\u2019t initially made aware.<\/p>\n<p>When the Table A requirements were last revised in 2011, some seeds of confusion were sown.\u00a0 Item 6 had always required the surveyor to specify building setback, height, and floor space area restrictions disclosed by applicable zoning or building codes.\u00a0 In 2011 the words \u201cas disclosed by applicable zoning or building codes\u201d were replaced with the words \u201cas provided by the insurer,\u201d evidently because some surveyors thought it was inappropriate for them to review the applicable zoning or building codes.\u00a0 Unfortunately, the insurer (meaning the title insurer) often will not have the pertinent zoning information.\u00a0 While some surveyors may still be persuaded to obtain the zoning information themselves, others may insist that the information be provided to them.\u00a0 In such situations, the borrower may need to either have its attorney provide the information to the surveyor or engage a third party zoning analysis company to perform a zoning compliance report for delivery to the surveyor (entailing, in either case, additional expense).<\/p>\n<p>Another source of occasional confusion is Item 19, which was added in 2011, and calls for \u201clocation of wetland areas as delineated by appropriate authorities.\u201d\u00a0 Again, some surveyors may consider it outside their purview to obtain the necessary wetlands maps or materials from the applicable governmental entities.\u00a0 In such cases, the borrower may need to engage a third party wetlands consultant to obtain the necessary materials and deliver them to the surveyor (resulting in additional expense).<\/p>\n<p>To sum up, the lender, the borrower and the surveyor should all agree as early as possible on the specific Table A items to be depicted on the property survey.\u00a0 If Item 6 (zoning) and\/or Item 10 (wetlands) are to be included, and if the surveyor will not obtain the necessary underlying information, then an alternate source for such information will have to be established.\u00a0 Settling these matters upfront should prevent delays in closing the loan.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The property survey is typically a lead-time item in commercial real estate loans since it can often take several weeks to complete. It is therefore crucial that the surveyor be told at the start of the project exactly what the lender will be requiring for the survey. This is usually accomplished by reference to the [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1710,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":"","_links_to":"","_links_to_target":""},"categories":[],"tags":[],"class_list":["post-1219","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.7 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Streamlining Property Surveys \u2013 A Look at the ALTA\/ACSM Table A Requirements - Real Estate<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.sherin.com\/real-estate\/2013\/01\/09\/streamlining-property-surveys-a-look-at-the-altaacsm-table-a-requirements\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Streamlining Property Surveys \u2013 A Look at the ALTA\/ACSM Table A Requirements - Real Estate\" \/>\n<meta property=\"og:description\" content=\"The property survey is typically a lead-time item in commercial real estate loans since it can often take several weeks to complete. 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