Five Key Updates in the 2026 ALTA/NSPS Land Title Survey Standards
After reviewing the new 2026 ALTA/NSPS Standards, our survey team identified several significant differences from the previous 2021 update. While many refinements were made, five key updates stood out for their practical impact on how ALTA/NSPS Land Title Surveys are prepared and interpreted. We highlight those updates below, along with our perspective on what they mean for our clients and the surveying profession.
1. Records Research (Sections 4.A. and 4.C.i)
“The 2026 ALTA-NSPS Standards have eliminated the requirement that the title insurer provide copies of the deeds of adjoining properties.” This burden now falls on the surveyor to obtain. Section 4 was also “reformatted and restated.” “One major change resulting from that reformatting is - given the purpose of an ALTA/NSPS Land Title Survey - it is now clear that the surveyor must be provided with a copy of the most recent title commitment or other title evidence satisfactory to the insurer.”
Westwood Interpretation
While it may be inconvenient when title companies are unable to provide adjoining property records, Westwood’s surveying teams are well-equipped to bridge that gap. Our field crews are supported by dedicated research specialists who focus on locating, reviewing, and documenting critical information tied to neighboring parcels.
Adjoining property records are far more than supplemental data—they are essential to the boundary determination process. For “bounds” descriptions, boundaries can only be determined by reviewing the adjoiner deeds. They help surveyors evaluate junior and senior rights, interpret record calls within the chain of title, and understand how historical descriptions relate to present-day occupation and use. By thoroughly examining this information, we can piece together a more complete picture of how boundaries were intended to be established, how they have evolved, and where they exist today.
This level of diligence not only strengthens the accuracy of each survey but also reduces uncertainty for landowners, title professionals, engineers, and developers. When adjoining records are properly researched and documented, the result is a boundary determination that is defensible, consistent, and aligned with longstanding surveying principles.
2. Monuments (Section 5.A.)
The following statement has been added: “including relationship to the surface of the ground.”
Westwood Interpretation
Fully describing monuments is essential for the benefit of future generations of surveyors and for the long-term reliability of boundary evidence. While this update may not dramatically change how surveys are completed today, its importance will become increasingly clear years from now when another surveyor returns to retrace the work being performed today.
Too often, monuments are described in overly simple terms, such as a “½-inch iron rod found with a yellow plastic cap stamped XXXX.” While technically accurate, that description omits critical context. Was the monument below the surface or protruding above ground? Was it bent, damaged, or tied to a fence, utility structure, or natural feature? Was it located near a wall or other improvement?
These characteristics matter. They help future surveyors understand not just what was found, but how and where it was found, and whether its position aligns with original intent. Detailed monument descriptions allow the next surveyor to “follow in the original footsteps,” providing a clearer picture of past survey decisions, improving the evidence trail, and supporting boundary determinations that remain stable and defensible over time. Many states have already incorporated this into their statutory requirements, and now ALTA and NSPS have recognized its value and added it to theirs.
By taking the extra steps to fully describe found monuments, we strengthen the profession, reduce ambiguity, and help ensure continuity in boundary resolution for decades to come.
3. Easements and Servitudes (Section 5.E.iv.)
The Evidence of Utilities is now required to be “on and within five feet of the surveyed property” except utility poles, which remain “on and within ten feet of the surveyed property.”
Westwood Interpretation
At Westwood, we are committed to delivering ALTA Surveys that reflect the most accurate and complete information possible. A critical part of this process involves understanding how utilities relate to the subject property. Most utilities are constructed within clearly defined easements, often along shared property lines where infrastructure is designed to serve multiple users.
For example, if a 10-foot-wide water line easement runs adjacent to the subject property, it becomes essential for our field crews to accurately locate and measure nearby utility features, such as valves, hydrants, and other appurtenances, within five feet of the property boundary. These details help verify the placement and use of the easement and provide valuable insight for future planning.
This information is especially important for developers and property owners who may need to connect to existing service lines. By documenting these features with precision during the ALTA process, we help ensure smoother project coordination, reduce the risk of unforeseen conflicts, and support informed decision-making throughout the development lifecycle.
4. Table A - Item 15
This item has been modified to “revert back to its original intent, and that was to provide for the use of imagery rather than ground surveying as the basis for showing some features on an ALTA/NSPS Land Title Survey”. The statement “agree with the client in writing on imagery to utilize” has also been added.
Westwood Interpretation
When providing improvement locations through remote sensing methods, we are intentional and precise in the language included in our proposals and certifications. This clarity is critical. Certifying remotely derived data without proper qualifiers can quickly lead to misunderstandings, liability concerns, and incorrect assumptions about the accuracy of the data.
Look for continued communication as we take a deeper dive into this topic and illustrate why it is essential to clearly distinguish what can be shown through imagery-based methods versus what requires conventional field verification. Both approaches serve valuable purposes, but they offer different levels of reliability depending on site conditions, equipment used, and the type of improvement being represented.
By defining these limitations upfront, we protect our teams, our clients, and the broader public. Accurate representation of improvements—whether captured remotely or surveyed conventionally—is fundamental to supporting safe design, responsible development, and the long-term welfare of the communities we serve.
5. Table A – Item 20
Item 20 is a brand-new selection within Table A, created to capture conditions and potential encroachments in a clear table format for easier review by title companies and property owners.
Westwood Interpretation
The long-used catchall phrase, “No encroachments were found during the survey of this property unless shown hereon,” has effectively been retired. While familiar, that statement often left too much open to interpretation and did not provide the clarity needed by today’s title professionals, owners, attorneys, lenders, and surveyors.
Under the updated 2026 standards, surveyors now present this information in a more transparent and meaningful way. Instead of a single generalized note, we document potential issues, encroachments, overlaps, and protrusions in a dedicated table. This approach clearly identifies what evidence was observed, where it is located, how it may impact the property, and where it appears on the survey.
This shift improves communication, supports more accurate risk assessment, and contributes to smoother closing processes. By moving away from vague statements and toward itemized, evidence-based reporting, we reinforce the integrity of the survey and provide a higher level of confidence for everyone involved in the transaction.
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The 2026 ALTA/NSPS Standards reflect an important evolution in how land title surveys are prepared, documented, and relied upon. At Westwood, our survey team stays ahead of these changes, so our clients don’t have to. If you have questions about how the updated standards may impact your project, or if you’re planning an ALTA/NSPS Land Title Survey, we’re here to help. Contact our team to discuss your needs and ensure your survey is accurate, compliant, and defensible.
