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Expert Surveys Without the Wait Powered by Local Pros and Licensed Precision. Leading the land survey industry through better technology since 1992. Speak with a surveyor Proud members of Fulfilling over 100,000 surveysand elevation certificates per year. Choose Exacta to avoid errors, omissions and delays on your next survey.

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Expert Surveys Without the Wait Powered by Local Pros and Licensed Precision. Leading the land survey industry through better technology since 1992. Speak with a surveyor Proud members of Fulfilling over 100,000 surveysand elevation certificates per year. Choose Exacta to avoid errors, omissions and delays on your next survey.

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Land Survey & Lien Search EXACTA Land Surveyors is one of the premier residential land surveying firms adding value to our clients in the real estate industry. Our professional staff is committed to delivering accurate and timely surveying services to meet the needs of our clients at competitive prices.

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Residential Services - Exacta Land Surveyors LLC

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Residential Services - Exacta Land Surveyors LLC

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Residential Survey Services EXACTA performs several types of surveys for residential real estate transactions. A survey’s primary purpose is to identify, describe and map the boundaries, buildings, and improvements of a parcel of land. Here are a few of the common reasons to get a residential land survey.

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Residential Services - Exacta Land Surveyors LLC

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Residential Survey Services EXACTA performs several types of surveys for residential real estate transactions. A survey's primary purpose is to identify, describe and map the boundaries, buildings, and improvements of a parcel of land. Here are a few of the common reasons to get a residential land survey: Buying or selling a home - Obtaining [...]

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Developer Services - Exacta Land Surveyors LLC

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Developer Services - Exacta Land Surveyors LLC

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Developer Services Visit Windrose Services website for more information Visit Windrose Windrose Services provides surveying and platting services for commercial purposes in the Houston and Dallas metro areas. Windrose is comprised of professionals who are focused, diligent, highly educated, and determined to provide outstanding professional services to assist in a wide range of building.

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ALTA Land Surveys That Close Deals On Time. ALTA / NSPS Surveys for Commercial Real Estate National Support. Local Expertise. Exacta delivers accurate ALTA surveys with the speed and reliability you need for complex commercial real estate transactions in Florida. Our services are designed to be comprehensive and scalable, accommodating multi-site transactions with ease.

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Builder Services - Exacta Land Surveyors LLC

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Builder Services - Exacta Land Surveyors LLC

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Builder Services Builder Services for Texas and Ohio Markets Exacta offers a full line of builder survey services. Our Professional Survey Associates work with your support to help guide every survey project from start to finish. From lot stake to final and grade surveys, our professional team will ensure each survey job is completed accurately.

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Builder Services - Exacta Land Surveyors LLC

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Builder Services Builder Services for Texas and Ohio Markets Exacta offers a full line of builder survey services. Our Professional Survey Associates work with your support to help guide every survey project from start to finish. From lot stake to final and grade surveys, our professional team will ensure each survey job is completed accurately [...]

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Lien Services - Exacta Land Surveyors LLC

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Lien Services - Exacta Land Surveyors LLC

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Lien Search Lien Search Services Order Lien Search Our Lien Search division specializes in uncovering unrecorded debts/balances owed on a property. Municipal lien searches and HOA estoppel reports are available throughout the nation. These include but may not be limited to; Real Property Taxes Tangible Taxes (if Applicable) Permitting Utilities/Public Works Code Enforcement Special Assessments.

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Lien Services - Exacta Land Surveyors LLC

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Lien Search Lien Search Services Order Lien Search Our Lien Search division specializes in uncovering unrecorded debts/balances owed on a property. Municipal lien searches and HOA estoppel reports are available throughout the nation. These include but may not be limited to; Real Property Taxes Tangible Taxes (if Applicable) Permitting Utilities/Public Works Code Enforcement Special Assessments [...]

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Locations Ohio (Corporate Headquarters) Exacta Corporate Headquarters1500 West Third Street, MZ 130Cleveland, OH 44113 Phone: 216.751.9000 Exacta / Landmark690 Lakeview Plaza BlvdWorthington, OH 43085 Phone: 614.485.9000 Service Area by County Adams Allen Ashland Ashtabula Athens Auglaize Belmont Brown Butler Carroll Champaign Clark Clermont Clinton Columbiana Coshocton Crawford Cuyahoga Darke County Defiance Delaware Erie Fairfield Fayette [...]

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Survey Comparison - Exacta Land Surveyors LLC

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Survey Comparison - Exacta Land Surveyors LLC

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Survey Comparisons Exacta’s final survey product is unique to the land surveying industry. Our use of state-of-the-art technology in the field and office combined with our proprietary STARS software gives Exacta our competitive edge to deliver accurate and reliable surveys when you expect it. Exacta’s surveys are detailed reports that show exactly where your boundary.

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Survey Comparison - Exacta Land Surveyors LLC

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Survey Comparisons Exacta's final survey product is unique to the land surveying industry. Our use of state-of-the-art technology in the field and office combined with our proprietary STARS software gives Exacta our competitive edge to deliver accurate and reliable surveys when you expect it. Exacta's surveys are detailed reports that show exactly where your boundary [...]

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Better Technology - Exacta Land Surveyors LLC

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Better Technology - Exacta Land Surveyors LLC

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Better Technology EXACTA – Leading Through Technology Exacta uses Survey Stars, known as STARS (Survey Tracking and Retrieval System). Developed internally, STARS is an industry leading business and operations management software which enhances and streamlines the entire survey process. Accompanied by STARS FieldApp, STARS is utilized by field crews, drafters, customer service representatives, the finance.

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Integrations - Exacta Land Surveyors LLC

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Integrations - Exacta Land Surveyors LLC

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Integrations Closing Software Integration with Survey STARS Exacta works hard to be an integral part of your real estate transaction team, and we do everything in our power to add value to your process. Even though we receive orders in a large variety of ways, the vast majority of our clients log into our.

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Our Process - Exacta Land Surveyors LLC

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Our Process - Exacta Land Surveyors LLC

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Our Process Fast – Easy &#8211; Reliable Exacta Land Surveyors takes immense pride in the operational process behind every survey. It is our goal to exceed customer expectations by providing a high-quality survey product. From the time of order receipt to the delivery of the final survey, our trained service representatives, field crews,.

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Our Process Fast - Easy - Reliable Exacta Land Surveyors takes immense pride in the operational process behind every survey. It is our goal to exceed customer expectations by providing a high-quality survey product. From the time of order receipt to the delivery of the final survey, our trained service representatives, field crews, technicians and [...]

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Exacta Is Green - Exacta Land Surveyors LLC

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Exacta Is Green - Exacta Land Surveyors LLC

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Exacta is Green Exacta is serious about environmental awareness. Exacta began the “Green” initiative several years ago by trading out our fleet of trucks for more fuel-efficient vehicles. It turned out that our first green initiative to reduce our carbon footprint also became an investment. Our ability to complete jobs without spending so much on.

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View Open Positions Interested in joining a fast-growing land surveying company? Exacta Land Surveyors is the nation&#8217;s leader in land surveying services. Exacta specializes in all types of residential and commercial surveying such as Boundary Surveys, ALTA/ACSM Surveys, Title Surveys, House Location Drawings, Platting and Topographic Surveys. The Exacta team includes field crew, drafters, registered.

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Our Team The EXACTA leadership team is a group of strong executives with strategic and operational experience in the land survey business and successful companies across a wide range of other industries. Team members have diverse backgrounds and perspectives that are applied to opportunities and challenges in a highly collaborative decision-making environment. Hank Mullany President.

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Our Team The EXACTA leadership team is a group of strong executives with strategic and operational experience in the land survey business and successful companies across a wide range of other industries. Team members have diverse backgrounds and perspectives that are applied to opportunities and challenges in a highly collaborative decision-making environment.

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Flooding ranks among the costliest and most frequent disasters in the United States. Yet, property owners are often surprised that a few feet of water can dramatically increase risk and premiums.

ECs are critical for real estate and insurance professionals to advise clients on coverage, regulatory compliance, and the potential value of an insurance policy.
What an Elevation Certificate Does
An Elevation Certificate is a form used by the Federal Emergency Management Agency (FEMA) and insurers to estimate a building's elevation and compare it to the base flood elevation in the community.

It is the distance above or below flood levels of the structure, providing the data basis for determining the necessity and the cost of flood insurance.

The certificate includes the following:

Building location and flood zone designation

Base flood elevation (BFE) data

Minimum floor and structure height

Community floodplain management information

The measurements not only allow for more accurately priced flood policies, but also provide property owners with a clearer picture of risk.
Why Elevation Certificates Matter
An EC provides lenders, insurers, and buyers with a more complete picture than raw property data. Properties located in SFHAs must have flood insurance for loans underwritten by the Federal Government, and the EC certifies that the lender's and owner's interests are protected.

This exemption sometimes applies to properties that are not in higher-risk areas, but have a valid EC:

Lower insurance premiums for homes that are above the mapped floodplain.

Confirm regulatory compliance during building or renovation efforts.

Support appeals to FEMA if a property is inadvertently placed in a flood zone.

By defining their actual elevation, the ECs reduce uncertainty and therefore prevent overpayment or under-coverage.
When Professionals Should Recommend One

In property transactions involving flood zones or waterfront areas.

Before new construction or substantial improvements (in regulated areas).

When insurance rates seem unexpectedly high or when flood zone maps have changed.

Even locations previously not prone to flooding may be affected, as changes in weather patterns or FEMA maps can alter flood-zone delineation.
The Takeaway
An Elevation Certificate is not just for insurance, but is also a critical risk management and financial protection tool for your property.

Being informed about these documents and knowing how and when to use them can enable real estate agents to better help their clients make decisions.

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Elevation Certificates: Understanding Flood Risk and Insurance Implications

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Prevent closing delays by addressing common survey-related issues. Learn how to spot and avoid these pitfalls early with our comprehensive guide and checklist.

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The ALTA/NSPS Land Title Survey is one of the most important tools in the title industry toolbox, for title professionals, realtors, attorneys, lenders, and commercial buyers. The ALTA/NSPS Land Title Survey protects you against risk, clarifies the facts on the ground, and helps to ensure title insurance can be issued.

Every five years ALTA and NSPS revise the standards to reflect today's real estate industry. The most recent update to the standards is effective on February 23, 2026, making the surveys more uniform, more transparent, and more aligned with today's transaction requirements.

This article discusses these changes and what they mean for all parties in the commercial real estate space.
Why the 2026 Update Matters to All Real Estate Professionals
The 2026 ALTA/NSPS Minimum Standard Detail Requirements aren't a dramatic overhaul. Instead, they're a thoughtful refinement of the 2021 standards-tightening definitions, clarifying responsibilities, and improving the quality of information delivered to title insurers, attorneys, realtors, and clients.

For Title Companies
* More consistent survey deliverables
* Clearer depiction of easements and encroachments
* Fewer exceptions that require clarification
For Attorneys
* Stronger documentation for legal descriptions and access rights
* Better alignment between record documents and field evidence
* Reduced ambiguity in boundary and easement interpretation
For Realtors
* Fewer surprises during due diligence
* Clearer understanding of site conditions that may affect value or feasibility
* A smoother path to closing
For Lenders
* More reliable data for underwriting
* Better risk mitigation
* Clearer Table A options for tailoring survey scope
For Buyers & Developers
* More accurate site information
* Better visibility into encroachments, access, and improvements
* A more predictable closing timeline

1. A Clearer Purpose and Scope

The updated Purpose section now more explicitly states what an ALTA survey is meant to accomplish:
* Identify matters that affect the title
* Document features discoverable through fieldwork
* Provide a reliable foundation for title insurance coverage

2. Updated Definitions for Better Clarity

The 2026 standards refine several key definitions, including:
* Observed Evidence of Possession
* Right of Way
* Utilities
* Surveyor's Certification

Why this matters:
Clearer definitions reduce interpretation differences between surveyors, which means:
* More predictable survey outcomes
* Fewer disputes between parties
* Easier review for attorneys and title examiners

3. Stronger Fieldwork Requirements

Section 5-the fieldwork section-received several improvements. Surveyors now have clearer guidance on documenting:
* Boundary monuments
* Access points and rights of way
* Encroachments and overlaps
* Water features and flood-related elements
* Visible evidence of easements or use

4. Improved Plat/Map Requirements

Section 6 clarifies how surveyors must depict:
* Record vs. measured dimensions
* Easements (including blanket easements)
* Building outlines and improvements
* Setbacks, parking, and site features

5. Better Guidance on Records Research

The 2026 update strengthens expectations for reviewing:
* Title commitments
* Recorded documents
* Legal descriptions
* Conflicts between field evidence and record data

6. Table A: More Precise Optional Responsibilities

Table A-the menu of optional items-has been refined to reduce ambiguity. Updates include:
* Clearer utility-related options
* Better defined zoning items
* More precise language for building height, flood zones, and off-site easements

7. Clearer Division of Responsibilities

The 2026 standards more clearly outline what the client must provide (title documents, legal descriptions, Table A selections) and what the surveyor must independently verify.

All surveys initiated on or after February 23, 2026 must comply with the new standards.

What All Real Estate Professionals Can Expect from a 2026 ALTA Survey

✔ A more consistent product
Surveyors across the country will be working from clearer, more uniform requirements.
✔ Better alignment with title insurance needs
The updated Purpose and research requirements ensure the survey supports underwriting more effectively. Clearer definitions and improved fieldwork/plat requirements reduce the risk of missing or ambiguous information.
✔ A smoother closing process
With fewer discrepancies and clearer expectations, the survey becomes a more reliable tool for due diligence.
✔ More control through Table A
Refined optional items help tailor the survey to the transaction's complexity.

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What the New 2026 ALTA/NSPS Standards Mean for You

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Prevent closing delays by addressing common survey-related issues. Learn how to spot and avoid these pitfalls early with our comprehensive guide and checklist.

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Every real estate deal begins with the understanding that what is on paper is what exists on the ground. But property lines, easements, and improvements on nearby properties aren't always this obvious.

That is where land surveys come in. They provide professionals with the verification they need to better understand land ownership, access, and usage before closing.
The Foundation of Property Accuracy
A land survey is used to produce an official description of a property, which often includes a description of the physical improvements, such as fences, a driveway, or a building. Surveyors also analyze a property's deeds, plats, and legal descriptions, then measure the property and see what is there.

Otherwise, problems like a neighbor building on your property line or a subsequent buyer discovering a title issue may not surface for years. For both residential and commercial transactions, a survey provides ground truth and protection for all parties involved.
More Than Just Lines on a Map
Besides providing coordinates, a survey shows how the property in question relates to surrounding properties.
That incl ude s:

Easements and rights-of-way on land that may limit how the land can be used.

Buildings, fences, and landscaping encroach. They extend over the property line.

Existing access/utility availability for potential development/redevelopment of properties.

These relationships help avoid delays, renegotiations, or disputes long after the closing of the transaction.
Why It Matters Across Every Role
Realtors use surveys to help assure buyers and support the accuracy of the data.

Title companies rely on them to verify that insured boundaries correspond with legal descriptions.

Attorneys and lenders view them as important to verifying collateral and protecting their clients' interests.

In short, a reliable survey gives everyone involved confidence in the transaction and helps ensure that the property's story is complete.
The Takeaway
From the initial house to commercial redevelopment or converting multiple parcels into desired uses, surveys provide an essential foundation for property transactions. They turn assumptions into facts, and they make closings smoother, safer, and more predictable for everyone.

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Beyond Boundaries: How Land Surveys Protect Every Transaction

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Land surveys ensure accurate property transactions by defining boundaries and identifying potential issues, providing essential verification.

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In the commercial real estate industry, precision is not just a luxury. It's a requirement. Whether y ou are buying, lending on, or developing a property, accurate information is essential to making confident decisions. As a result, the ALTA Land Title Survey is the benchmark for due diligence across the United States.
What Sets an ALTA Survey Apart
An ALTA/NSPS Land Title Survey is a survey done according to national standards made jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). The standards impose the same level of accuracy and documentation, regardless of the property's location. An ALTA survey combines a field survey, a record search, and a title examination into a single map.

It delineates boundaries, easements, encroachments, points of access, and improvements, and can provide a complete summary of a property's physical and legal realities.
Why ALTA Surveys Matter in Commercial Transactions
Commercial transactions typically involve high complexity and value, making the ALTA survey priceless to lenders, investors, and title companies that need to know what is being conveyed in a legal description and/or title report.

The survey helps to:

Expose the difference between documented and actual improvements.

Identify easements or rights-of-way that would affect the proposed development.

Confirm access routes and check zoning setbacks.

You can reduce risk by never closing a list without checking for hidden boundary conflicts.

Standardizing this process helps promote confidence among all parties and helps prevent the costly disputes that can arise after the deal closes.
When an ALTA Survey Is Required
ALTA surveys are typically requested for the following reasons:

Buying or refinancing a property with a commercial loan.

Title insurance policy is to be issued.

Land is being redeveloped or subdivided for new construction.

In these cases, the survey acts as a common point of reference for all parties to the transaction, including lenders, attorneys, developers, and title agents.
The Takeaway
In fact, the ALTA/NSPS Land Title Survey is the gold standard of commercial property surveying because it combines accuracy, accountability, and transparency under one national set of standards. It's the survey trusted by the professionals who know that the smallest details can mean everything.

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The Gold Standard: Why ALTA Surveys Define Commercial Real Estate Accuracy

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Discover why ALTA/NSPS Land Title Surveys are essential for accuracy and risk reduction in commercial real estate transactions.