I recently gave a presentation to students in the Masters of Professional Studies in Real Estate Program at Georgetown University. Professor John Kirkland’s class focuses on Real Estate Due Diligence, and his students are bright young professionals with at least a couple years of experience in the real estate industry.

The students were serious about understanding their roles in the due diligence process in real estate settlements. During the presentation, they quickly learned that land surveyors play a major role in allowing them to do their job well. They had many questions. What exactly is an ALTA/ACSM survey? Why is it needed? What information does it include? What equipment is used? What is the cost, and why?

I’ve been a surveyor since 1970, including 25 years here at Dewberry. Many aspects of our work have changed, especially the technology we use to perform and record surveys. One thing that hasn’t changed is the critical role we play in the real estate industry. Clear information on what the surveyor’s role is—and the value of that role—is beneficial to everyone involved, whether the project involves ground-up development or the acquisition of property. The contribution of the surveyor shouldn’t be a mystery.

Many years ago, the American Land Title Association (ALTA), the American Congress on Surveying and Mapping (ACSM), and the National Society of Professional Surveyors (NSPS) joined forces to create a stringent set of standards for surveys that support a loan and title insurance for the purchase or refinancing of property—typically a commercial property. Those standards have continued to be updated over the years, most recently in February 2011. ALTA surveys (short for ALTA/ACSM surveys) are boundary surveys. However, they address more than the position of property lines. This type of survey is an exhaustive document containing all discernable claims against the client’s property title. In addition to showing easements affecting the property, the survey includes depiction of roads, trails, fences, buildings, parking lots with striping, and any visible uses that might be impacted by the zoning code. The final plat is much more detailed. By following ALTA/ACSM standards, surveyors help ensure the integrity of the transaction process; and help buyers avoid unpleasant surprises that may arise regarding easements, utilities, encroachments, and other potential problems.

During the presentation, we explored actual surveys and reviewed real problems that would help a real estate professional guide his or her client around some very nasty pitfalls. The students learned that only the land surveyor can provide this vital service.

There is a lot of misinformation out there about what surveyors do. I specifically devoted time to discussion about services that surveyors can’t provide. Bad assumptions usually lead to enhanced liability for everybody—realtor, owner, buyer/seller, insurer, financier, and surveyor. We can’t, for example, make judgments about zoning and associated violations, adjudicate disputes, provide absolute guarantees, or rely on the previous surveyor’s work. What can we do? We can deliver a high-quality ALTA land title survey with extensive, complex, accurate data. We can help clients understand what they’re really buying, before they buy it. We can play a key role in due diligence and reducing risk. Simply put, we can help remove some of the “mystery” in the property acquisition process.