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ALTA/ACSM LAND TITLE SURVEY CHECKLIST

In addition to the requirements listed below, the survey shall contain the following: _____ (1) Sufficient data to clearly indicate the theory of location applied in finalizing the locations of the

corners. (2) Any data at variance with this theory of location. (3) Sufficient data to allow the retracement without difficulty of all pertinent lines, corners, easements, and other encumbrances shown on the plat or referenced in the title commitment. Detail that cannot be legibly depicted on the survey plat shall be otherwise explained in the surveyor’s report.

_____ A statement of apparent encroachments listing (1) all apparent encroachments in an alphabetical or numbered listing, (2) a written description of the improvement that is apparently encroaching and the measured maximum extent, (3) whether the improvement apparently encroaching is from the subject property onto an adjoining property or from an adjoining property onto the subject property, and (4) correspond to a circled identifier on the survey.

ALTA/ACSM Minimum Standard Detail and Drawing Requirements Note: These requirements have been modified from and may require additional information than the standard ALTA/ACSM requirements: General _____ Survey to be based on local state plane coordinates or other basis as may be required by the local

jurisdictions. _____ Upon completion and acceptance by all parties, furnish one reproducible mylar, three prints, an

Adobe Reader (.pdf) and AutoCad (.dwg) compatible with the current versions of Owner’s software. The drawing shall utilize layer naming conventions, line types, and line weights such that each identifiable item is on a unique layer. There shall be no entities on layer zero. The drawing shall be purged of all unused blocks, layers, linetypes, and fonts before submittal.

_____ Record the plat of survey and the associated surveyor’s report in the county recorder’s office in the county where the property is located and provide a copy of same to Owner.

Paragraph (2) _____ Surveyor name, address, phone number _____ Surveyor seal, signature, registration number _____ Caption “ALTA/ACSM Land Title Survey” _____ Date survey completed handwritten next to seal or signature or otherwise provided such that the

date is automatically updated to differentiate the newest version of the survey, including field work completion date

_____ Date of all plan revisions _____ Certification per job requirements Paragraph (3) _____ Accordance with accuracy standards along specified statement in certification Paragraph (4) _____ Scale, generally not exceeding 1inch equals 50 feet, such that the survey is legible. _____ Graphic scale _____ North orientation of plat (toward top of drawing preferred) _____ Legend detailing all symbols, linetypes and abbreviations used on the survey when not otherwise

noted on the survey Paragraph (5)(a) _____ Mathematical dimensions, directions _____ Curve data including arc length, delta, radius, chord and chord bearing _____ Point of Beginning as appearing in surveyor’s description _____ Point of Commencement

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_____ Record POB if different from above _____ Well-fixed bearing base _____ North arrow referenced to bearing base _____ Note if bearing base is different from title bearing base Paragraph (5)(b) _____ Both record and measured angles and distances and which are used in description _____ Statement, if failure, of record description to close mathematically Paragraph (5)(c) _____ Measured and record distances from corners of parcel surveyed to nearest street right-of-way lines _____ Recovered corners and evidence of corners _____ Names of streets and highways abutting or adjoining property, including jurisdiction, width, and

type of pavement _____ Widths of Rights-of-way (if variable, indicate as “variable” and provide appropriate dimensions to

define it) along with source of information _____ Note any use contrary to above _____ Access (or lack thereof) to abutting streets or highways _____ Private roads to be so indicated _____ Streets defined but not opened Paragraph (5)(d) _____ Reference record plats or maps, right-of-way maps, filing date, map numbers, etc., including those

obtained by contacting local and state agencies _____ Lot, block, section numbers, etc. of surveyed premises _____ For non-platted adjoining lands, names and recoding data, including date, identifying adjoining

owners as they appear of record _____ For platted adjoining land, the recording data of the subdivision plat, including date, shall be shown _____ Platted setback or building restriction lines recorded on subdivision plan or on other record

documents delivered to the surveyor _____ Contiguity, gores, and overlaps along the exterior boundaries _____ Interior parcel lines with gores and overlaps, if any _____ Balance of parcel if whole parcel not surveyed and notation indicating extent of survey Paragraph (5)(e) _____All pertinent monuments, with a notation indicating which were found and which were set, identified

as to their character, their size, their location including their location relative to the surface of the ground, and whether or not they were held as control on the survey. Found monuments shall be accompanied by a reference to their origin when it is known. Where there is no available documented origin, it shall be so noted on the plat. Include dimensions as to their relationship to established corners and boundary lines or a list showing the north and east ground coordinates and a description for each such points. When a list of coordinates is provided for such points, include coordinates for at least four corners of the established boundary in order to relate such points to the boundary.

_____The location of all monuments and physical evidence of possession on or beyond the surveyed

premises on which establishment of the corners of the surveyed premises are dependent. This includes monuments on all controlling corners or lines appropriate to the description of the tract being surveyed, but in no case shall the survey show fewer than two (2) monumented corners regardless of the description of the tract. Include bearings dimensions as to their relationship to the property and to controlling lines on the survey.

Paragraph (5)(f) _____ Character of evidence of possession with relationship to property (both measured and record).

Include type, condition, and estimated age of possession. When no visible evidence of possession is present, indicate such along each line of the survey.

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Paragraph (5)(g) _____ Buildings on property with measurements perpendicular to nearest two perimeter boundaries _____ Building street numbers where available _____ Statement of “No buildings” when none are present. Paragraph (5)(h) _____ Evidence of easements or servitudes referenced in record document, on or crossing property,

including adjoining properties if they appear to affect property. Include state clearance limits of railroads on or adjoining property (implied easements), possible prescriptive easements, apparent rights-of-way, and high water marks of streams that may be declared navigable based on local, state, or federal precedent

_____ Easements and servitudes of record; if no observable evidence, per record; if no observable evidence, so note

_____ Observable evidence of easements and servitudes of all kinds, that is roads, rights-of-way, legal (regulated) drains or tiles, watercourses, drains, telephone, telegraph, water, sewer, gas, oil pipelines, etc. on or across surveyed property, or adjoining the property

_____ Surface evidence of underground easements or servitudes _____ Sufficient data to show the locations of such easements and servitudes in reference to the

boundary of the property Paragraph (5)(i) _____ Character and location of walls, buildings, fences, and other visible improvements within 5 feet of

boundary line on either side _____ Evidence of apparent encroaching structures, appurtenances, and projections such as fire

escapes, bay windows, windows and doors that open out, flue pipes, stoops, eaves, cornices, areaways, steps, trim, etc., either way across property line, easement line, or setback line, with extent of apparent encroachment

Paragraph (5)(j) _____ Driveways or alleys and other ways of access, and evidence of adverse use, if any, either way,

with appropriate measurements _____ Apparent encroachments of driveways or alleys on adjoining properties Paragraph (5)(k) _____ Cemeteries and burial grounds, as observed or as of record in public offices, or provided by client Paragraph (5)(l) _____ Ponds, lakes, springs, rivers, bordering on or running through the property. Paragraph (6) _____ Prints on durable and dimensionally stable material _____ Sheet number and total number of sheets, if more than one _____ Match lines if more than one sheet _____ Record title description _____ Any new surveyed description, when requested, that conforms to the record title boundaries,

reconciling any inconsistencies between the survey and recorded legal description. The new legal description shall make reference to the existing deed and shall also reference the survey plat in the caption of the description. The survey shall contain an explanation in the surveyor’s report as to why the new description was prepared, together with a statement regarding the location of the new description relative to the record description.

_____ If necessary, notation of site conditions that in resulted relative positional accuracy exceeding the allowable.

Paragraph (7) _____ Date of measurement of water boundary

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_____ Caveat that water boundary is “subject to change due to natural cause and that it may or may not represent actual location of limit of title”

Paragraph (8) _____ Surveyor’s certification to client, title insurance company, and others, as directed, with reference to

accuracy standards and any included items of Table A Optional Table A Items Since clients do not sometimes know what they want, unless otherwise noted by the client, it is recommended that the survey include Optional Table A Items 1-4, 6, 7(a), 8-11(b), 12-13, and 16-19 as listed below, but this is up to the individual surveyor to choose what he proposes. Please note that these items have been taken and modified from the standard ALTA/ACSM Table A Items and may require additional information. Item 15 may be used to show improvements on the survey provided that any improvements within 5 feet of a boundary line, and items not visible in an aerial photograph are field located by Surveyor and shown on the survey. _____ 1. Monuments placed at all property corners (where permitted by law), including the beginning and

end of curves, intersections of property lines and offsets at property corners in roadways, except where the setting of a monument near another monument would cause confusion. Further, a monument is not required to be set if there is an existing monument at the corner that is within the limits of the relative positional accuracy for the survey being performed.

Monuments set shall be five-eighths (5/8) inch diameter or larger iron or steel rods, reinforcement bars, or galvanized pipes weighing a minimum of one (1) pound per foot and being at least thirty (30) inches long and set not less than twenty-four (24) inches below grade. Other monuments may be used if they are made of material of similar or greater durability, size, and character; and can be found by a device capable of detecting ferrous or magnetic objects. Where practical, monuments in pavement or other impervious areas shall be set according to the requirements contained above; however, when it is not practical to do so, then a two (2) inch or longer, one-fourth (¼) inch or larger diameter, magnetic concrete nail, or similar magnetic monument, shall be set, if possible.

Set monuments and shall have a substantial plastic or metal tag or cap permanently affixed showing the land surveyor’s surname and professional license number or board-issued firm/agency identification number. Where monuments as defined herein cannot be set, the survey points must be marked by a drill hole; a cut cross; a notch; or other similar permanent mark; and referenced to any nearby witness monuments or permanent objects, such as building foundations; or concrete head walls. Monuments required by state laws or local ordinances shall be set provided they meet or exceed the requirements herein. Where it is not possible or practical to set a monument at the survey point, a monument shall be offset; and the location shall be selected so that the monument lies on a line of the survey; or prolongation of the line. However, offset monuments are not required at interior lot corners not adjoining a street right-of-way. Offset monuments shall be identified as such on the plat and, if possible, in the field. If recovery of the monument would be difficult due to the topography or other features of the land, the monuments shall be witnessed or referenced in such a manner that will facilitate their recovery. At the time they are set, monuments shall be marked, such as with ribbon, paint, or lath, to facilitate the recovery of the monument by others.

_____ 2. Vicinity map (with nearby highways and major intersections) with site shown downloaded from the Internet or obtained from a mapping program and augmented with street or other labels to clearly indicate the location of the property.

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_____ 3. Flood zone designation and graphic plotting if (2) or more zones. _____ 4. Note gross land area to nearest square foot (when less than 1-acre) and to nearest 0.01 acre

(when greater than or equal to 1-acre). Include both areas per deed and as surveyed. Note areas contained within existing public rights-of-way or existing easements.

_____ 5. Contours and the datum of the elevations as required by topographic specifications (see

topographic survey for requirements). When combined with a topographic survey, drawings shall show boundary and topographic information in a legible manner on the same drawing, when possible. Separate drawings may be necessary for legibility purposes and shall be discussed with Owner.

_____ 6. List the setback, height, and floor space restrictions and the source of the information. _____ 7a. Exterior dimensions of all buildings at ground level _____ 7b. Square footage of

___ (1) exterior footprint buildings at ground level ___ (2) gross floor area of all buildings ___ (3) other areas defined by client

_____ 7c. Height of all buildings _____ 8. Substantial, visible improvements (in addition to buildings) such as billboards, signs, parking

structures, swimming pools, etc. _____ 9. Parking areas, type (i.e. handicapped, motorcycle, etc.), and striping _____ 10. Indication of access to a public way on land (curb cuts, driveways, lanes, etc.) and water (boat

slips, launches, piers, docks, etc.) _____ 11. Location of utilities:

___ (a) observed evidence, which exist on or serve the surveyed property. This will include, but is not limited to, above-ground power and utility lines, railroad tracks and sidings, and any surface indications of underground utilities such as manholes, valve vaults, catch basins, fire hydrants, gas valves and meters, water valves and meters, sanitary sewer clean outs, utility poles or pedestals, and ground markers of subsurface utilities. This also includes any utility appurtenances, which exist within roadway limits that adjoin the property being surveyed.

___ (b) observed evidence (in 11(a) above) together with plans and markings obtained from utility

companies or plans provided by client, including the location of any underground utilities including those which may be within adjoining public rights-of-way based upon plans and markings obtained from utility companies and other sources (with reference as to the source of such information on the survey drawing or provided by the client). The surveyor shall contact the state underground locating service (and include the dig ticket number and date on the survey) or the utility company (when they are not part of the state underground utility locating service) and obtain all relevant mapping and markings, including those which may be within adjoining public rights-of-way. Available utility maps and utilities shown on a local GIS shall also be included with appropriate notes or indications as to the source of the information. Generally, utility companies do not keep records of private utilities on private property and may not mark locations on site. In that case or in the event that a known utility line is not marked, the Surveyor shall contract with a private utility locating service in order to sufficiently locate the lines and show them on the survey.

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_____ 12. Governmental Agency survey-related requirements as specified by the client _____ 13. Names, addresses, parcel ID number, and deed information of adjoining properties, including

those across roads or section lines. _____ 14. Distance to the nearest intersecting street _____ 15. Digital rectified orthophotography, photogrammetric mapping, laser scanning, and other

products for the basis of locations of certain features excluding boundaries. Include a note that explains the source, date, relative accuracy and other relevant qualifications of any such data. In the case of photogrammetric mapping, include a digital orthorectified photograph in the drawing on the same coordinate basis as the survey.

_____ 16. Observable evidence of earth moving works, building construction, or additions within recent

months. _____ 17. Any changes of street right-of-way lines either completed or proposed. Note observable

evidence of recent street or sidewalk construction or repairs. Note any planned street or highway widenings available from the controlling jurisdiction.

_____ 18. Note observable evidence of the site used as a solid waste dump, sump or sanitary landfill, or

locations of any suspected or confirmed soil contaminations. _____ 19. Zoning classification of the surveyed property and all adjoining properties, including those

across roads or section lines and the source of the information.