An ALTA title survey can look like a wall of lines, numbers, and stamps at first glance. Once you know what each part means, the drawing starts to make sense. This guide breaks down the main pieces so you can read one with confidence.
Start With the Survey Legend Before Reading the Drawing
Look at the legend first. Every ALTA survey has one, usually tucked in a corner of the sheet. It lists the line styles, symbols, and abbreviations used on that specific drawing.
Don’t assume a symbol means the same thing on every survey. One firm might use a solid triangle for a found iron pin. Another might use a circle. The legend on the page in front of you is the only reference that matters for that drawing.
Take a few minutes to match each symbol in the legend to where it shows up on the map. This step saves confusion later, especially when you’re trying to figure out where a fence line sits compared to the actual property line.
Common items you’ll find in a legend:
- Point markers (found monuments, set pins, calculated points)
- Line types (boundary lines, easement lines, building lines)
- Abbreviations (R/W for right-of-way, P.O.B. for point of beginning)
- Symbols for utilities, trees, or other field features
Follow the Boundary Calls and Basis of Bearing
Boundary calls are the bearings and distances that trace the outer edge of the property. Each call gives you a direction and a length, moving from one corner to the next around the parcel.
The basis of bearing is the reference point for all those directions. It might be tied to a recorded plat, a GPS observation, or an adjoining deed. Without knowing the basis of bearing, the compass directions on the survey don’t mean much on their own.
Read the boundary calls next to the drawing and the legal description at the same time. The legal description gives you the calls in writing. The drawing shows you where those calls land on the ground. Checking both together helps you spot the property shape and confirm the parcel closes properly, meaning the lines connect back to the starting point.
Separate Record Lines From Lines Located in the Field
A survey pulls information from two places: recorded documents and fieldwork.
Record lines come from deeds, plats, easements, and other documents filed at the county or held by the title company. Field lines come from what the surveyor actually found or measured on site, like fences, walls, or old monuments.
These two sets of lines don’t always match. A fence might sit a few feet off the deed line. A neighbor’s driveway might cross onto the recorded boundary. The survey often shows both so you can see where the paper record and the physical site line up, and where they don’t.
An ALTA title survey can point out these gaps. It does not resolve every title or legal question on its own. If the difference between record and field information looks large, that’s a conversation for a real estate attorney or the title company, not something the survey settles by itself.
Review How Schedule B Exceptions Appear on the Survey
Schedule B-II of a title commitment lists exceptions specific to the property. These are things like easements, rights-of-way, and other recorded interests that affect the land.
The surveyor works through this list and locates the exceptions that can be shown on a map. Not every exception can be plotted. Some are general in nature, like mineral rights with no defined boundary. Others reference a document that doesn’t include enough detail to place on the ground.
For the exceptions that can be surveyed, the drawing usually shows them with a label pointing back to the recording number in the county records. This lets you trace each line or shaded area back to its source document.
This step depends on the title company and the surveyor working from current, complete title information. If the commitment is outdated or missing a document, some exceptions might not appear on the survey at all. Check the date on the title commitment against the date on the survey before relying on either one.
Read the Certification and Reliance Statements Carefully
The certification sits near the bottom of the survey, often in small text. It states what the surveyor did, which standards were followed (typically the ALTA/NSPS standards), and who can rely on the survey.
Only the parties named in the certification have that reliance right. If you’re not listed, you may need to request that your name, or your company’s name, be added before you use the survey for a transaction or loan.
A certification confirms that the surveyor followed a set process and reported findings accurately. It does not guarantee clear title, zoning compliance, or that every possible issue with the property has been found. Those are separate questions, usually handled by an attorney or the title company reviewing the commitment.
Frequently Asked Questions
What do the symbols on an ALTA title survey mean?
Their meanings are listed in the survey legend. Since symbols and abbreviations can vary by survey, use the legend on that specific drawing as the reference.
What is the basis of bearing on an ALTA title survey?
It identifies the directional reference used to report bearings around the property. This lets others understand how the survey’s directions were established and relate the drawing to its supporting records.
Why does an ALTA title survey show both measured and record information?
The survey compares field observations with relevant recorded information. Showing both helps readers see where the physical site and the available records align or need further review.
Does a title exception always appear on an ALTA title survey?
Not necessarily. A surveyor can show an exception when it is surveyable and the title commitment provides enough information to locate or depict it. Some exceptions may be general or lack a defined location.
Can anyone rely on an ALTA title survey?
Reliance is determined by the survey’s certification. The certification normally identifies the client and other parties, such as a lender or title insurer, for whom the survey was prepared.
