{
  "name": "2026 ALTA/NSPS Land Title Survey Table A Optional Items",
  "description": "All 21 Table A optional items from the 2026 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys (effective February 23, 2026), each with a plain-English explanation, topic, whether lenders and title companies commonly require it, and whether it is new in 2026.",
  "url": "https://www.fieldtap.app/alta-survey-table-a",
  "publisher": "FieldTap",
  "publisher_url": "https://www.fieldtap.app",
  "license": "CC BY 4.0",
  "license_url": "https://creativecommons.org/licenses/by/4.0/",
  "license_note": "The CC BY 4.0 license covers FieldTap's explanations, tags and compilation. The text of the ALTA/NSPS standard belongs to ALTA and NSPS and is not covered.",
  "attribution": "Item numbering from the ALTA/NSPS Minimum Standard Detail Requirements (American Land Title Association and National Society of Professional Surveyors). Compiled by FieldTap (https://www.fieldtap.app).",
  "last_updated": "2026-06-10",
  "methodology": "Item numbers and labels follow the published 2026 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, adopted by ALTA and NSPS in October 2025 and effective February 23, 2026. The plain-English explanations, topic tags and the \"commonly required\" flag are FieldTap's own editorial reading of the standard and of typical lender and title-company requests; they are not part of the standard. The standard's own wording is not included in the downloads. The published standard governs.",
  "sources": [
    {
      "name": "ALTA/NSPS Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys",
      "url": "https://www.nsps.us.com/page/2021ALTA"
    }
  ],
  "columns": [
    {
      "key": "item",
      "label": "Item"
    },
    {
      "key": "label",
      "label": "Label"
    },
    {
      "key": "topic",
      "label": "Topic"
    },
    {
      "key": "commonly_required",
      "label": "Commonly required"
    },
    {
      "key": "new_in_2026",
      "label": "New in 2026"
    },
    {
      "key": "sub_items",
      "label": "Sub-items"
    },
    {
      "key": "plain_english",
      "label": "Plain-English explanation"
    }
  ],
  "rows": [
    {
      "item": "1",
      "label": "Monuments placed at boundary corners",
      "topic": "Boundary & Area",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor physically sets (or witnesses) markers at the major corners of the property unless adequate monuments already exist. Clients request it so the legal boundary is identifiable on the ground for future construction, fencing, or dispute resolution."
    },
    {
      "item": "2",
      "label": "Address(es) of the surveyed property",
      "topic": "Administrative",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The street address(es) of the property are shown on the survey. Title companies and lenders use it to tie the survey to the title commitment and the insured property."
    },
    {
      "item": "3",
      "label": "Flood zone classification",
      "topic": "Flood & Environment",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor notes the FEMA flood zone(s) and graphically plots the flood boundary by scaling from the FIRM. Lenders require it to assess flood-insurance obligations before closing."
    },
    {
      "item": "4",
      "label": "Gross land area",
      "topic": "Boundary & Area",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The total area of the parcel (and any additional areas the client names) is computed and stated. It is foundational for valuation, development density, and price-per-acre/SF."
    },
    {
      "item": "5",
      "label": "Vertical relief / topography",
      "topic": "Improvements",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor depicts elevation/contours with the data source, contour interval, datum, and benchmark. Clients planning construction or grading request it; it is topographic data not otherwise included."
    },
    {
      "item": "6",
      "label": "Zoning classification & setbacks",
      "topic": "Zoning",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "6(a); 6(b)",
      "plain_english": "Using a zoning report supplied by the client, the surveyor lists zoning facts — classification, setbacks, height/FAR, parking — (6a) and/or graphically draws the setback lines (6b). The surveyor does not interpret the ordinance. Lenders and buyers use it to confirm the improvements comply with zoning."
    },
    {
      "item": "7",
      "label": "Building dimensions, square footage & height",
      "topic": "Improvements",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "7(a); 7(b)(1); 7(b)(2); 7(c)",
      "plain_english": "The surveyor measures building footprints (7a), computes square footage (7b), and/or measures building height (7c). Buyers and lenders use these to verify rentable area, coverage ratios, and height-limit compliance."
    },
    {
      "item": "8",
      "label": "Substantial site features observed",
      "topic": "Improvements",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "Beyond the baseline improvements, the surveyor maps notable site features actually observed. It gives lenders/buyers a fuller picture of what physically exists on the property."
    },
    {
      "item": "9",
      "label": "Parking count & striping",
      "topic": "Improvements",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor counts and classifies parking spaces and shows striping. It is requested to confirm parking-ratio and ADA compliance for commercial/retail properties."
    },
    {
      "item": "10",
      "label": "Division / party walls",
      "topic": "Access & Adjoiners",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "Where the client designates them, the surveyor locates shared/party walls relative to the boundary. It matters for attached buildings and condominium or commercial-row properties."
    },
    {
      "item": "11",
      "label": "Underground utilities",
      "topic": "Utilities",
      "commonly_required": true,
      "new_in_2026": false,
      "sub_items": "11(a); 11(b)",
      "plain_english": "The surveyor depicts underground utilities using client-provided plans (11a) and/or private utility-locate markings (11b), combined with observed surface evidence. Lenders/buyers request it to understand subsurface infrastructure — though exact locations cannot be guaranteed without excavation."
    },
    {
      "item": "12",
      "label": "Governmental agency survey requirements",
      "topic": "Administrative",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "When the deal involves a government program (HUD, BLM leases, etc.), the surveyor satisfies that agency's extra requirements, which the client supplies. Required when financing or leasing runs through that agency."
    },
    {
      "item": "13",
      "label": "Names of adjoining owners",
      "topic": "Access & Adjoiners",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor labels neighboring parcels with their owners per tax records. It helps reviewers cross-check boundaries and identify parties to any boundary or encroachment issue."
    },
    {
      "item": "14",
      "label": "Distance to nearest intersecting street",
      "topic": "Access & Adjoiners",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor dimensions the distance from the property to the nearest cross street. It supports legal-access analysis and helps locate the property in context."
    },
    {
      "item": "15",
      "label": "Features shown using imagery",
      "topic": "Improvements",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "For non-boundary features, the surveyor may rely on aerial/satellite imagery instead of field-locating everything — but only with a written imagery agreement and full disclosure of accuracy limits on the plat. Clients use it to lower cost/time on large or low-risk areas."
    },
    {
      "item": "16",
      "label": "Evidence of recent earth-moving / construction",
      "topic": "Risk & Disclosure",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor notes signs of recent grading, new construction, or additions seen in the field. It flags potential unpermitted work, mechanic's-lien exposure, or as-built discrepancies."
    },
    {
      "item": "17",
      "label": "Proposed ROW changes & recent street work",
      "topic": "Access & Adjoiners",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor shows any planned right-of-way changes the jurisdiction discloses, plus observed recent street/sidewalk work. It warns of future takings or access changes that affect value."
    },
    {
      "item": "18",
      "label": "Plottable offsite (appurtenant) easements",
      "topic": "Access & Adjoiners",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor plots easements that benefit the property but lie outside its boundary (e.g., an access or utility easement over a neighbor's land). Lenders require it when the property's value depends on such offsite rights."
    },
    {
      "item": "19",
      "label": "Professional liability insurance",
      "topic": "Risk & Disclosure",
      "commonly_required": false,
      "new_in_2026": false,
      "sub_items": "",
      "plain_english": "The surveyor carries professional liability (E&O) insurance at a client-specified minimum for the engagement. Lenders and institutional clients require it to backstop survey errors. Not shown on the plat."
    },
    {
      "item": "20",
      "label": "Summary table of conditions & potential encroachments",
      "topic": "Risk & Disclosure",
      "commonly_required": false,
      "new_in_2026": true,
      "sub_items": "",
      "plain_english": "The surveyor compiles a single summary table on the face of the survey listing observed potential encroachments and similar conditions, keyed so a reviewer can find each on the map. It gives lenders and title underwriters a one-glance risk list without legal opinions."
    },
    {
      "item": "21",
      "label": "Negotiated additional item (blank)",
      "topic": "Administrative",
      "commonly_required": false,
      "new_in_2026": true,
      "sub_items": "",
      "plain_english": "An intentionally blank slot for anything the client and surveyor agree to add that is not covered by Items 1–20 (e.g., engineering design survey work). Each addition is labeled 21(a), 21(b), and explained in the certification."
    }
  ]
}