An ALTA/NSPS survey is a standardized, detailed survey for commercial property transactions showing boundaries, improvements, easements, ROWs, encroachments, floodplain/floodway data, zoning setbacks, and other items often required by title insurers and lenders. It follows minimum standards and often includes a legal description, monuments, and certification to the client and title company.

Who needs it:

• Commercial buyers needing title insurance or lender financing

• Lenders and title companies requiring standardized survey data

• Developers, investors, and buyers doing risk/value analysis

• Attorneys, planners, and project managers for due diligence or planning

• Sellers who want to streamline closing or resolve title issues

How it helps buyers:

• Reveals easements, encroachments, and constraints affecting use or development

• Enables consistent comparative analysis across properties

• Identifies title/boundary issues that affect price, contingencies, and negotiations

For most commercial deals requiring title insurance or lender approval, ordering an ALTA survey is commonly part of commercial due diligence.

Who needs a Flood Elevation Certificate

• Homeowners in Special Flood Hazard Areas (SFHAs): If your property is in a mapped high-risk flood zone (often shown as Zone AE, A, AH, etc.), an FEC is commonly required to get or adjust flood insurance through the National Flood Insurance Program (NFIP).

• Lenders and mortgage holders: When you buy or refinance a home in an SFHA, your lender may require an FEC to confirm flood risk and set insurance requirements.

• Property buyers and sellers: An FEC provides clear, documented elevation data that helps buyers understand flood risk and insurance costs. Sellers may provide one to speed transactions.

• Property owners seeking lower flood insurance premiums: An updated FEC can show that the lowest floor is higher than previously recorded, which may reduce insurance rates.

• Local permitting and building departments: When building, elevating, or making substantial improvements in a floodplain, local authorities often require an FEC to demonstrate compliance with elevation and floodplain management rules.

What’s on an FEC

• Property and building location

• Building elevations (finished floor, bottom of lowest horizontal structural member, top of slab)

• Ground elevations and datum used

• Flood zone and base flood elevation

• Signature and stamp of the licensed professional

When to get one

• Before buying or selling in a floodplain

• After construction, elevation, or substantial damage repairs

• If seeking to adjust flood insurance premiums

Getting an FEC from a licensed surveyor, may provide accurate, certifiable elevation data that may be needed for insurance, lending, and regulatory compliance.

A subdivision plan is a map that splits a larger parcel into smaller lots. It shows lot lines and sizes, roads, easements, utilities, contours or grades, access points, and includes surveyor‑certified measurements and legal descriptions for filing with the local government.

Who needs a subdivision plan

• Landowners and developers splitting land for sale, building, or financing

• Realtors and builders needing accurate lot layouts and legal descriptions

• Local planning and zoning officials checking zoning, infrastructure, and safety

• Lenders and title companies for loans and clear title insurance

• Engineers and utility companies for designing roads, sewer, water, and services

A recorded subdivision plan is usually required before lots can be sold separately, before building permits are issued, and to ensure clear legal title and correct infrastructure placement.