Your 2026 Table A Alta Survey Reference Guide for DFW & East Texas Commercial Real Estate
A Table A Alta Survey lets buyers, lenders, and commercial real estate professionals customize what a standard survey covers. Table A is a list of 21 optional items you can add to any ALTA/NSPS Land Title Survey.
Knowing which items to request — and why — protects your investment and prevents costly surprises at closing. This guide covers every item under the 2026 ALTA/NSPS standards, effective February 23, 2026. This means that all prior versions are superseded.
You can download the 2026 ALTA/NSPS Standards here, or visit the National Society of Professional Surveyors to learn more.
What Is a Table A Alta Survey?
An ALTA/NSPS Land Title Survey is the most comprehensive property survey used in U.S. commercial real estate. The base survey covers a defined set of minimum requirements. A Table A Alta Survey goes further — it adds optional, transaction-specific deliverables on top of that base. In short, it tailors the survey to your deal.
2026 ALTA/NSPS Standards: What’s Changed?
The 2026 standards are the most significant update since 2021. Any survey agreement signed on or after February 23, 2026 must comply. Surveys referencing 2016 or 2021 standards are no longer valid for new agreements. Here are the key changes that affect every Table A Alta Survey order today:
- Surveyors now obtain adjoining property deeds independently — this responsibility shifted from the title insurer to the surveyor under the 2026 standards.
- A current title commitment is now explicitly required before fieldwork begins.
- On the ground” fieldwork language replaced — surveyors may now use LiDAR, aerial mapping, and laser scanning where appropriate.
- Utility proximity distances clarified — poles within 10 ft and other utility features within 5 ft of the property must be identified.
- Evidence of possession required along the entire perimeter — regardless of proximity to boundary lines.
- A new Table A optional item was added — allows a table of conditions and potential encroachments to appear on the face of the plat or map.
- Verbal (parol) statements must now be documented when made by relevant parties during fieldwork.
Remember, Always specify “2026 ALTA/NSPS Land Title Survey” in your survey request. Documents referencing older standards are non-compliant for new agreements.
All 21 Table A Survey Items — Quick Reference
The table below summarizes every Table A Alta Survey item under the 2026 standards. For the full explanation of each item — including detailed guidance on when to request it and why — download our free reference guide below the table.
| Table A Item | When to Request |
|---|---|
| Item 1 — Monuments | Almost always — low cost, reduces boundary disputes |
| Item 2 — Address of Surveyed Property | Always — no reason to skip |
| Item 3 — Flood Zone Classification | Always — required for insurance determination |
| Item 4 — Gross Land Area | When construction is planned or zoning compliance is needed |
| Item 5 — Vertical Relief (Topography) | When construction or grading is planned |
| Item 6(a) — Zoning Classification | When a zoning report is available and construction is planned |
| Item 6(b) — Building Setback Lines | Always pair with 6(a) — requires a provided zoning report |
| Item 7(a) — Building Exterior Dimensions | Standard for most commercial transactions |
| Item 7(b)(1) — Exterior Footprint Square Footage | Standard for most commercial transactions |
| Item 7(b)(2) — Additional Square Footage Areas | When interior sq ft must be confirmed for valuation |
| Item 7(c) — Building Height | When zoning height limits require verification |
| Item 8 — Substantial Features | Most commercial transactions — affects valuation |
| Item 9 — Parking Spaces | Commercial loans where zoning requires minimums |
| Item 10 — Party Walls | Only when property shares walls with adjacent buildings |
| Item 11 — Underground Utilities | Essential before any construction project |
| Item 12 — Government Agency Requirements | Only for HUD or federal land transactions |
| Item 13 — Names of Adjoining Owners | When boundary disputes are possible |
| Item 14 — Distance to Nearest Intersecting Street | When zoning imposes distance requirements |
| Item 15 — Remote Sensing Technologies | Large land masses where aerial data is appropriate |
| Item 16 — Recent Earth Moving or Construction | Nearly every transaction — often required by title insurers |
| Item 17 — Proposed Right-of-Way Changes | When property is near planned road or infrastructure work |
| Item 18 — Wetlands Delineation Markers | Only after a certified specialist has performed field delineation |
| Item 19 — Offsite (Appurtenant) Easements | When off-site easements are critical to property use or value |
| Item 20 — Professional Liability Insurance | Always — standard minimum is $1,000,000 per occurrence |
| Item 21 — Custom Negotiated Items | When project has unique requirements not covered in Items 1–20 |
Want the Full Item-by-Item Breakdown? Our free 2026 Table A Alta Survey Reference Guide covers every one of the 21 items in full detail — including the complete 2026 standards changes, a printable lender checklist, and the five most common ordering mistakes. Download our Table A Alta Survey Guide.
Which Table A Survey Items Should Lenders Always Request?
For most commercial loan transactions, the following Table A Alta Survey items are considered baseline best practice. First, confirm requirements with your title insurer and legal counsel. Then use this list as your starting point:
– Items 2 and 3 — Address confirmation and flood zone classification. Always include both.
– Items 6(a) and 6(b) — Zoning and setback depiction. Include when a zoning report is available.
– Items 7(a) and 7(b)(1) — Building exterior dimensions and footprint square footage. Standard for commercial transactions with improvements.
– Item 8 — Substantial features. Affects valuation and zoning compliance.
– Item 9 — Parking spaces. Required for transactions with zoning minimums.
– Item 11 — Underground utilities. Essential before any construction project.
– Items 16 and 17 — Recent construction evidence and proposed right-of-way changes. Standard for most transactions.
– Item 20 — Professional liability insurance. Always include this item.
Additionally, Items 1, 4, and 13 are low-cost additions that add real value in most transactions. Discuss these with your surveyor before finalizing your Table A Alta Survey order.
3 Mistakes to Avoid on Your Table A Alta Survey
1. Using outdated standards
As of February 23, 2026, all new survey agreements must comply with the 2026 ALTA/NSPS standards. Therefore, always specify “2026 ALTA/NSPS Land Title Survey” in your request. Documents referencing 2016 or 2021 standards are non-compliant.
2. Skipping Item 11 when construction is planned.
Above-ground utilities now appear in the base survey. Underground utilities, however, require you to select Item 11. Skipping it before construction can lead to dangerous and expensive surprises on site.
3. Requesting Item 18 without a prior wetlands delineation.
Without a certified specialist’s field delineation, Item 18 produces only a note — not a wetlands map. Consequently, always hire a wetlands specialist first, then request this item.