the alta/acsm (nsps) standards - cdn.ymaws.com · section 3.e.i. - rpp low uncertainty, but low...

1

19621986198819921997199920052011

2016–February23,2016

The ALTA/ACSM (NSPS) Standards

• Section1-Purpose• Section2-RequestforSurvey• Section3–SurveyStandards&StandardsofCare

• Section4–RecordsResearch• Section5-Fieldwork• Section6–PlatorMap• Section7–Certification• Section8–Deliverables• TableA

The 2016 ALTA/NSPS Standards

• It’sallabouttitleinsurance• Insuringtitlewithoutexceptionastomattersofsurvey

• The“Standardsurveyexception”

Section 1 - Purpose

2

Example1

Anyfacts,rights,interestsorclaimswhicharenotshownbythepublicrecordbutwhichcouldbeascertainedbyanaccuratesurveyoftheland…

The Standard Survey Exception

Example2

Encroachments,overlaps,boundarylinedisputes,orothermatterswhichwouldbedisclosedbyanaccuratesurveyandinspectionofthepremises.


Example3

Rightsorclaimsofpartiesinpossession,boundarylinedisputes,overlaps,encroachments,andanymattersnotshownbythepublicrecordswhichwouldbedisclosedbyanaccuratesurveyandinspectionofthelanddescribedinScheduleA.


3

TheTitleCommitment(akabinderorpreliminaryreport)is

• anoffertoissueatitlepolicysubjecttothestatedexceptions

• astatementoftermsandconditionsuponwhichtheissueriswillingtoissueitstitlepolicy

Title Insurance

TheTitleCommitment(akabinderorpreliminaryreport)isnot

• arepresentationastotheconditionofthetitle

• i.e.,itisnotanabstractoftitle

Title Insurance

• NSPSisthelegalsuccessororganizationtoACSM

• The2016StandardsarethenextversionoftheformerALTA/ACSMstandards

Section 1 - Purpose

4

AnALTA/NSPSLandTitleSurveymustinclude:i.  Section5fieldworkii.  Section6platormap(including

relationshiptorecorddocuments)iii.  TableAitemsselectedbyclientiv.  CertificationinSection7

Section 1 - Purpose

• Writtenauthorization• Dealingwithatypicalproperties

–  Trailerparks– Non-feeinterests

• Easements• Leases

–  etc.• Discussscopewithaffectedparties

Section 2 – Request for Survey

• Protectbothyouandtheclient• Specifyscope

–  TableAitems–  Exceptions/QualificationstoTableAitems–  Titleworktobeprovided– Certification– Certifiedparties– Numberofrevisions– Utilities

Written Contracts

5

• Specifypaymentterms– Chargeinterestfornon-payment

• Otherstandardtermsandconditions–  Limitationofliability– Ownershipofworkproduct– Provisionofcomputerfiles– Howandwheretoresolveadispute– Maystopworkfornon-paymentor?– Notresponsiblefor‘actsofGod’

Written Contracts

Written Contracts

A.  EffectiveDate2/23/16B.  Compliancewithjurisdictional

requirements–  Conflictswithotherstandards

C.  Thereisanormalstandardofcare

Section 3 – Survey Standards, etc.

6

D.  BoundaryResolution

• AnALTA/NSPSLandTitleSurveyISaboundarysurvey

•  Establishand/orretraceboundariesinaccordancewithappropriateboundarylawprinciples


E. MeasurementStandards

i.  RelativePositionalprecisiondefined–  Anycornerofthepropertyrelativetoany

othercornerofthesurveyedproperty–  Uncertaintyduetorandomerrorat95%

confidencelevel–  Estimatedbycorrectlyweightedleast

squaresadjustment


E. MeasurementStandards

ii. Uncertaintiesinlocation–  Duetoreferencemonumentation–  Duetorecorddocuments–  Duetooccupation/possessionthatdiffers

fromtherecordlines–  Relativepositionalprecision


7

Whenthesurveyorhasdoubtastothelocationonthegroundofstreetorlotlines…forsuchreasonsasstreetandlotlinesbeingundefinableorindefinitebecauseofinsufficientmonuments…orwhereerrorsarefoundtoexistinthedescriptions…,thesurveyorshallclearlyindicatethenatureofthedifficultyordiscrepancyandgivehisprofessionalopinionasto[the]rangeandscopeofdifferencespossiblyinvolvedandtheeffect,underthecircumstances,ofsameonsurveyedpositions.

1962 A(L)TA/ACSM Standards

E.  MeasurementStandards

iii.  PrecisionandaccuracyPrecision==Accuracy!!



iv.  ControllingRandomErrors1.  Trainedpersonnel2.  Compensateforsystematicerrors

includinginstrumentcalibration3.  Errorpropagationandmeasurement

designtheory


8


v.  MaximumallowableRPP•  2cmplus50ppm•  ppmbasedondirectdistancebetween

testedpoints•  Explainwhy-pursuantto6.B.x.-if2cm

plus50ppmisexceeded


Theerrorellipsearoundanypointlocatedorsetonasurveyindicatestheuncertaintyinitslocation.

Angular

Section 3.E.i. - RPP

Target

OccupiedStation

AngularUncertainty

Theerrorellipsearoundanypointlocatedorsetonasurveyindicatestheuncertaintyinitslocation

Distance


Target

OccupiedStation

Distance Uncertainty

9

Theerrorellipsearoundanypointlocatedorsetonasurveyindicatestheuncertaintyinitslocation

ErrorEllipse


Locatedfrommultiplestationscomplicatesthesolution,thusleastsquares


Thesize(lengthofthesemi-majorandsemi-minoraxes),andorientationoftheerrorellipseareafunctionof:

• therandomerrorsinthemeasurements• theconfidencelevel(95%)


10

TheBellCurve


Range of Measurements

Mean (Average) of a series of measurements

Example–witharuler(lowprecision)

The“true”measurement,whichisactuallyunknown,couldrationallybeexpressedas,forexample,“299.56feet,plusorminus1.2feetwitha95%probability.”

Or…thereisa95%probabilitythatthetruemeasurementiswithin1.2feetof299.56feet.


Example–withanEDM(highprecision)

The“true”measurement,whichisactuallyunknown,couldrationallybeexpressedas,forexample,“299.56feet,plusorminus0.12feetwitha95%probability.”

Or…thereisa95%probabilitythatthetruemeasurementiswithin0.12feetof299.56feet.


11

TheBellCurve

• Highprobability(confidence)inthemeasurements

• Largeruncertainty(the“plusorminus”)


TheBellCurve


95% Confidence, high uncertainty

TheBellCurve

Givenanequalprecisioninthemeasurements…• Lessuncertainty(“plusorminus”)• Lowprobability(confidence)inthosemeasurements.


12

TheBellCurve


Low uncertainty, but low confidence

RPP-Thelengthofthesemi-majoraxis


R.P.P.isnotexpressedatapoint,butratheritisintherelationshipbetweenthetwopointsbeingtested.Thinkofcheckingtheprecisionofahousestaking.


13

Toachieveacceptablyprecisemeasurements…(Section3.E.iv.)

1.  Usetrainedpersonnel2.  Compensateforsystematicerrors

includinginstrumentcalibration3.  Applyappropriateerrorpropagation

andmeasurementdesigntheory*

*AconsideredsurveydesignAppropriatelypreciseinstrumentsAppropriateprocedures

Section 3.E.iv. - Random Errors

IftheRPPforthelinebeingtestedexceedsorwillexceedtheallowable2cmfeetand50ppm,wecan…

1.  Makeredundantmeasurements2.  Usehigherprecisionequipment3.  Developadifferentsurveydesign

Thesewillreducethesizeoftheerrorellipses

Section 3.E.iv. - Random Errors

Ifalinebeingtestedis800feetlong,theallowableRPPforthatlineis:

0.07feet+(50x800)/1,000,000=0.11feet

Isitreasonablypossibletolimitoursurveymeasurementuncertaintyto0.11feetin800feet?

Section 3.E.i. – RPP example

14

ToaddressRPP:1.  Understandtheprimarysourcesofrandom

errorsinyourmeasurements2.  Developreliableestimatesofthemagnitude

oftherandomerrorsfromeachofthosesources

3.  Useacorrectly-weightedLeastSquaresadjustmenttoprocessthedata


Theprimarysourcesofrandomerrorsinyourmeasurements

Inanangle(Electronictotalstation)•  Pointing•  Centeringtheinstrument•  Centeringthetarget•  Reading(fromthemanual)



Inadistance(EDM)•  Centeringtheinstrument•  Centeringthetarget•  Reading(fromthemanual)


15


WithGPS(simplified)•  Centeringtheinstrument(base)•  Centeringthetarget(rover)•  Reading(afunctionofalotoffactors:

Qualityofobservation(e.g.,PDOP,S/N,lengthofbaseline),observationtime,,integrityofcalibration,etc.)


Developreliableestimatesofthemagnitudeofthoserandomerrors

•  Statistically-based• NotWAGs


Usethoseuncertaintiestorunacorrectly-weightedLeastSquaresadjustmentforaweighted(best-fit)solution


16

PositionalTolerancemeasurementstandard:

• 0.02feetinurbanareaswherebuildingscanbeerectedalongthepropertyline• 0.04feetinurbanorsuburbanareas• 1footper5000feetofperimeterinruralareas



Itisexpectedthattheexerciseofprofessionaljudgmentbythesurveyorwillminimizedifferencesofopinionswithotherprofessionalsurveyorsexercisingequallyprudentjudgmentinsuchsituation.

Summarizing Uncertainties

Surveyors will be provided with appropriate and, when possible, legible data which can be relied uponincompletingthesurvey

Section 4 – Records Research

17

Requesttosetforth:• Recorddescriptionofpropertytobesurveyed

• Recorddescriptionofparenttractiforiginalsurvey


‘Originalsurvey’definedasone“preparedforpurposesoflocatinganddescribingrealpropertythathasnotbeenpreviouslyseparatelydescribedindocumentsconveyinganinterestintherealproperty”


Surveyormustbeprovidedwith:i.  Mostrecenttitlecommitment(orother

acceptabletitleevidence)ii.  Certainrecorddocuments

–  Adjoiners–  Easementsbenefittingsurveyedproperty(ScheduleAappurtenanteasements)

–  Easementsburdeningtheproperty(ScheduleB2easements)

iii.  Unrecordeddocumentsifdesiredbyclient


18

Ifdocumentsarenotprovided,orifnon-publicorquasi-publicdocumentsarerequiredtocompletethesurvey,thesurveyorshallconductonlythatresearch:•  requiredpursuanttothestatutoryor

administrativerequirementsofthejurisdictionwherethepropertyislocated

•  negotiatedinthecontract


• OnthegroundexceptpursuanttoTableAitem15

• Locatedtotheappropriatedegreeofprecisionbasedon– Planneduseifreported–  Existinguse,ifnotreported

Section 5 – Fieldwork

A.  MonumentsB.  RightsofwayandaccessC.  Linesofpossessionandimprovements

alongtheboundariesD.  BuildingsE.  EasementsandservitudesF.  CemeteriesG. Waterfeatures


19

A.  Monumentsi.  Location,size,characterandtypeof

foundmonumentsii.  Location,size,characterandtypeof

monumentssetpursuanttoTableAitem1orjurisdictionalrequirements

iii.  Location,descriptionandcharacteroflinesthatcontroltheboundaries


B. Rightsofwayandaccessi.  DistancetonearestR/Wlineifproperty

doesnotabutaR/Wii.  Nameofwaysabuttingtheproperty,and

locationofedgesoftraveledwayexceptwhennoaccess

iii.  Visibleevidenceofphysicalaccess


B. Rightsofwayandaccessiv.  Locationandcharacterofaccesstoor

acrossthepropertybyotherthanapparentoccupants

v.  Potentiallyencroachingwaysofaccessvi.  Evidenceandlocationofrightofwaylines

notdisclosedindocumentsvii.  Evidenceofaccessto/fromadjoining

waters


20

C. Linesofpossession&improvementsalongboundaries

i.  Characterandlocationofevidenceofpossession

ii.  Improvementswithin5feetofbothsidesoftheboundarylines,unlessaccessisrestricted(naturalvegetationnotincludedwithexceptions)

iii.  Evidence,locationandextentofpossibleencroachments


D. Buildings•  Locationofallbuildingsobserved


E. EasementsandServitudesi.  Evidenceofeasements/servitudes

disclosedindocumentsprovidedii.  Evidenceofeasements/servitudesnot

disclosed(withmoreexamples)iii.  Surfaceindicationsofunderground

easements(withexamples)iv.  Evidenceobservedonandabovethe

propertyofutilitieson,overandbeneaththeproperty(withexamples)


21

F. Cemeteries•  Perimeterofcemeteriesandburial

grounds•  Locationofisolatedgravesites

i.  Disclosedindocumentsprovided,orii.  Observedduringfieldwork


22

G. WaterFeaturesi.  Locationofwaterfeatureson,running

throughorwithin5feetoftheperimeter(withmoreexamples)

ii.  Waterfeaturesformingaboundary(withcaveat)


• Dimensionedtotheappropriatedegreeofprecisionbasedon– Planneduseifreported–  Existinguse,ifnotreported

Section 6 – Plat or Map

A.  EvidenceandlocationsgatheredpursuanttotheSection5Fieldwork

B.  Boundary,Descriptions,DimensionsandClosure

C.  Easements,Servitudes,RightsofWay,AccessandDocuments

D.  Presentation


23

A. Evidenceandlocations,andmonumentsandlinespursuanttoSection5,withaccompanyingnotes,ifdeemednecessary,orpursuanttosubsequentSection6requirements


B.  Boundary,Description,Dimensions,Closures

i.  (a)Currentrecorddescription(b)Iforiginalsurvey,currentrecorddescriptionofparent



ii.  NewDescriptions•  Whywasanewdescriptionprepared?•  Avoidnewdescriptionsunlessdeemed

necessaryandappropriate•  Howthenewdescriptionrelatestothe

record•  Sameas?•  Howdoesitdiffer?


24


iii.  CoursesandDistances•  POBandPOC•  Alldistancesanddirectionsinrecord

description•  Alldistancesanddirectionsinanynew

description•  Deedvs.measured/calculated•  Grounddistances



iv.  Mathematicalclosure•  Directions,distancesandcurvedata

necessarytocomputeraclosureofthesurveyedboundary

•  Noteifrecorddescriptiondoesnotclosemathematically

•  Notewheretherearedifferencesfromrecordbasisofbearings



v.  Remainderoflargertract•  Ifsurveyedpropertyispartoflargertract,

showremainder•  However,youdonotneedtosurveythe

largertract


25


vi.  Waterboundaries•  Dateboundarywasmeasured•  Whichattribute(s)werelocated•  Caveat(boundaryissubjecttochange,

etc.)•  Showorexplainifawareofrealignments

orchanges



vii.  Gaps/OverlapsandAdjoiners•  Relationshiptoadjoiners•  Interiorgaps/overlapswhenpropertyis

composedofmultipleparcels•  Gaps/overlapstobedisclosedpriortoor

upondeliveryofplat/map



viii.  Whenintheopinionofthesurveyor•  Resultsdiffersignificantlyfromtherecord•  Fundamentaldecisionsrelatedto

boundaryresolutionarenotclearlyreflected

•  Explainwithnotes


26


ix.  Locationofbuildingsdimensionedperpendiculartothoseperimeterboundariesdeemedappropriatebythesurveyor-  Wherepotentiallyimpactedbysetback

lines-  Asrequested



x.  ExplainsiteconditionsthatpreventedachievingacceptableRPP(see3.E.v.)-  Relief-  Vegetation-  Improvements



xi.  Anotewherephysicalaccesswithin5feetoftheboundarieswasrestricted(see5.C.ii.)


27


xii.  Anoteidentifyingsourceoftitleevidenceprovidedtothesurveyor(seeSection4)

•  Titlecommitment•  Otherevidenceacceptabletothetitle

company



i.  Location,widthandrecordinginfoofallrightsofway,easements&servitudes

•  Burdeningandbenefittingsurveyedproperty

•  Ifplottable•  Ifevidenceofsamewasprovidedtothe

surveyor



ii.  Summaryofallrightsofway,easements&servitudes

•  Burdeningsurveyedproperty•  Ifevidenceofsamewasprovidedtothe

surveyor•  Recordinformation,whethershownor

notandanoteif:


28

(a) Locationcannotbedeterminedfromrecord(b) Noobservedevidence(c)  blanketeasement(d) Notonortouchingsurveyedproperty(e)  Limitsaccess(f)  Documentsareillegible(g) Surveyorhasinfothatithasbeenreleased

orterminated

WhichR/W,easementsandservitudesimpactwhichparcelwhenmultipleparcels



iii.  Noteifnophysicalaccessobserved



iv.  LocationsandwidthsofR/Wabuttingorcrossingsurveyedpropertyandsourceofsuchinfo

a)  Whereavailablefromjurisdictionb)  Wheredisclosedindocumentsprovided

tosurveyor(seeSection4)


29


v.  Identifyingtitlesandrecordingdataforallrecordedplats,fieldmaps,r/wmaps,orotherdocumentswhichthesurveyrepresents



vi.  Recordingdataidentifyingadjoiningtracts(namesnolongerrequired–SeeTableAitem13)

Recordingdataofadjoiningsubdivisions



vii.  Plattedsetbackorbuildingrestrictionlines

•  Appearingonrecordedsubdivisionplats,or

•  Disclosedindocumentsprovidedtothesurveyor


30

D.  Presentationi.  Notlessthan8½by11

•  Legiblestandardscale•  Scaleindicatedinwordsandgraphically


D.  Presentationii.  Plat/mapshallinclude

a)  Boundarydistinguishableb)  “Nobuildingsobserved”c)  Northarrowd)  Legende)  Vicinitymapf)  Detailswhennecessary


D.  Presentationii.  Plat/mapshallinclude(continued)

g)  NotesexplaininganymodificationsoradditionstoTableA

h)  Projectnumber,name,registrationnumber,signature,seal,address,telephonenumber,companywebsiteandemailaddress.


31

D.  Presentationii.  Plat/mapshallinclude(continued)

i)  Datesofanyrevisionsj)  Sheetnumberswhenmultiplesheetsk)  Caption“ALTA/NSPSLandTitleSurvey”


D.  Presentationiii.  Whenrecordationorfilingisrequired,

plat/maptobeproducedinrecordableform


OnlytheunalteredcertificatecontainedinSection7

•  ExceptasrequiredpursuanttoSection3.B.(localorstaterequirements)

•  Dateoffieldwork•  Dateofplat/map

Section 7 – Certification

32

• Specifywhatcertificationyouwilluseandwhoyouwillcertifytoinyourcontract

• HUD,FannieMae,etc.certifications?–  SeparatesheetofpaperX-reftosurvey

• Additionalparties–  Chargeafee?

Certifications

• SuccessorsandAssigns?–  Onlyforlender

• Donotmakeexpressguaranteesorwarranties– ProfessionalLiabilityinsurancewillnotcoveryoufor…

Certifications

Certifications

33

•  Copiestoclientandtitlecompany• Othercopiesasnegotiated• Durable,dimensionallystablematerial• Digitalimageinadditionto,orinlieuof,hard

copiespursuanttotermsofthecontract•  Ifrecordationorfilingrequired,producedin

recordableformandrecordedorfiled

Section 8 – Deliverables

Maketheclientspecifyitemsandincludeincontract

Table A

• Twenty(20)items• Numberadditionalitems21(a),21(b),etc.

• Additionalitemsexplained(seeSection6.D.ii.(g))

• AnALTA/NSPSLandTitleSurveyisnotanengineeringdesignsurvey

Table A

34

1.  Monuments•  Setmonumentorwitness•  “Majorcorners”•  Unlessmarkedorreferencedbyexisting

monumentsorwitnessesincloseproximity

NOTE–Ifstateregulationsrequiremonumentation,thesurveyormustcomplywiththoseregulations(seeSection3.B.)

Table A

2.  Address(es)ofsurveyedproperty•  Ifdisclosedindocumentsprovided,or•  Ifobserved

Table A

3.  Floodzoneclassification•  BasedonFIRMorstate/localequivalent•  Scaledmaplocationandgraphicplotting

Table A

35

4.  Grosslandarea•  Otherareasifspecifiedbyclient

Table A

5.  Verticalrelief•  Source•  Contourinterval•  Datum•  Benchmark

Table A

6.  Zoninga)  Ifsetforthinzoningreport/letter

providedtothesurveyorbyclientList:•  Zoningclassification•  Setbackrequirements•  Heightandfloorspacearearestrictions•  Parkingrequirements

Identifydateandsourceofreport/letter

Table A

36

6.  Zoningb)  Ifsetforthinzoningreport/letter

providedtothesurveyorbyclientandifnointerpretationisrequiredbythesurveyor

Graphicallydepict:•  Setbackrequirements

Identifydateandsourceofreport/letter

Table A

7.  Buildingdimensionsandareasa)  Exteriordimensionsatgroundlevelb)  Squarefootageof

a)  Exteriorfootprintofbuildingsatgroundlevel

b)  Otherareasspecifiedbytheclientc)  Measuredheightatadesignatedlocation

Table A

8.  Othersubstantialfeaturesobserved•  Inadditiontothoserequiredpursuant

toSection5•  Parkinglots•  Billboards•  Signs•  Swimmingpools•  Landscapedareas•  Substantialareasofrefuse

Table A

37

9.  Parking•  Numberandtypeofclearlyidentifiable

parkingspaces•  Parkingareas•  Parkinglots•  ParkingstructuresStripingonsurfaceparkingareasandlots

Table A

10.  Wallsa)  Asdesignatedbyclient,relationship

andlocationofcertaindivisionorpartywalls

b)  Asdesignatedbyclient,plumbnessofcertainwalls

Clienttoobtainpermissions

Table A

11.  UtilitiesLocationofutilitiesonorservingthepropertyasdeterminedby:a)  Observedevidence(seeSection5.E.iv.)b)  Plansrequestedbysurveyorand

obtainedfromutilitycompaniesorprovidedbyclient(referencesource)

c)  Markingsrequestedbysurveyorpursuantto811orsimilarutilitylocaterequest

Table A

38

11.  Utilities•  Representativeexamples•  See“Notetoclient,insurerandlender”

•  Withoutexcavation,infomaybeincomplete,inaccurateandunreliable

•  Utilitylocaterequestsmaybeignoredorresultinincompletemarkings

Table A

12.  Governmentagencyrequirements•  e.g.,

•  HUD(Multi-familyorLEAN232)•  BLMLeases

Table A

13.  Namesofadjoiningowners•  Accordingtocurrenttaxrecords•  Ifmorethanoneowner,listfirstfollowed

by“etal”

Table A

39

14.  Distancetonearestintersectingstreet

•  Asspecifiedbyclient

Table A

15.  Alternatetechnologiesandtools•  RectifiedOrthos•  Photogrammetricmapping•  Remotesensing•  LiDAR

Table A

15.  Alternatetechnologiesandtools•  Notapplicabletoboundariesorfeaturesin

closeproximitytoboundaries•  Surveyorshall

•  Discussprecisionandcompletenesswithclient,titlecompanyandlender

•  Placeanoteontheplat/mapexplaining:•  Source,date,precision•  Otherrelevantqualificationsofsuch

data

Table A

40

16.  Observedevidenceofrecentearthmoving,buildingconstructionorbuildingadditions

Table A

17.  Proposedchangesinstreetrightofwaylines

•  Ifmadeavailabletothesurveyorbythejurisdiction

Observedevidenceofrecentsidewalkconstructionorrepairs

Table A

18.  Wetlands•  Iftherehasbeenafielddelineationof

wetlandsconductedbyaqualifiedwetlandsspecialisthiredbytheclient

•  Surveyorwilllocateobserveddelineationmarkers

•  Noteifnoneobserved

Table A

41

19.  Offsite(appurtenant)easements•  Ifplottable,includeaspartofthe

surveypursuanttoSections5and6andapplicableTableAitems.

•  Clienttoobtainnecessarypermissions

Table A

20.  Professionalliabilityinsurance•  Clientdesignatesamount(negotiated)•  Insurancetobeineffectthroughout

thetermofthesurveyorscontractwiththeclient(onalandtitlesurvey,normallyonlyafewweeks)

Thisisnotrelatedtothelengthofthesurveyor’sliabilitywhichisdeterminedbystatestatutesoflimitationand/orrepose

Table A

21.  Additionalitemsthatmaybenegotiatedwiththeclient(21(a),21(b),etc.)

Table A

42

Contactmeviaemail

[email protected]

Questions?

The Schneider Corporation

Gary R. Kent, PS Integrated Services Director 8901 Otis Avenue Indianapolis, IN 46216 Phone – 317-826-7134 [email protected]