Although it has been two years since the adoption of the latest Minimum Standard Detail Requirements for ALTA/NSPS Surveys, there continues to be some misunderstanding and confusion with regard to the location of utilities. The most significant change to the 2016 requirements was the elimination of what was known in the 2011 version as Optional Table A Item 11(a) – Location of Utilities. With its removal from the optional listing, all of its definition was moved into Section 5.E.iv. of the 2016 Minimum Standards. This change now requires surveyors performing surveys work in accordance to the new Standards, to locate, report and show any OBSERVED evidence of a utility on, over or beneath the ground that either provides service to the surveyed property or crosses the property to serve others. This includes, but is not limited to visual appurtenances such as pipeline markers, manholes, valves, meters, transformers, pedestals, clean-outs, utility poles, overhead lines and guy wires.  

What was previously known in the 2011 Optional Table A listing as Item 11(b), is now defined as Table A Item 11 in the 2016 listing. In both the old 2011 and new 2016 standards, the surveyor is required to not only report OBSERVED evidence of utilities, but to also employ methods stated within the definition to locate UNDERGROUND features. The surveyor can look to plans provided by the client such as site or development plans, as-built or prior surveys, or plans obtained from utility companies. The surveyor can also attempt to request ground markings of underground features from a utility locator service. Whatever the source, the surveyor should state and reference which methods were utilized to report these locations.

Confusion between former Optional Table A Item 11 and current Optional Table A Item 11 arises when parties relying on the survey believe that the only way to capture utility information and have it shown on the survey is when the 2016 definition of Optional Table A Item 11 is included in the scope of the project. That is not the case at all. The surveyor must always address, report and show any OBSERVED evidence pursuant to responsibilities in Section 5.E.iv of the Minimum Standards. The inclusion of Optional Item 11 should be considered when there is a need to understand a view of the underground services. Item 11 will add to the cost of the survey and will most likely extend the timing of delivery. Please refer to the " User Guide to Table A Items" on page 21 of the Bock & Clark Handbook for further explanations.

A Property Condition Assessment (PCA) is a valuable tool that provides additional insight to transaction parties by reporting a clear picture of the current condition of a property, as well a future projection of anticipated capital expenditures for that property. The PCA identifies immediate needs (code violations, fire hazards, life safety concerns), short term needs (deferred maintenance or repairs that should take place within 2 years) and includes a Replacement Reserve Table that identifies repairs anticipated to be required during the evaluation period based on the remaining useful life and estimated useful life of building elements. PCAs are utilized by various parties to support their financial modeling of a given property. Following are some examples.

Regardless of the transaction type, securing a PCA is always a good idea as it provides unbiased technical opinions of current conditions, deferred maintenance and replacement reserves/capital expenditures that will be needed to appropriately maintain a given property over a given term.  

Currently, ASTM2018-15 is the generally accepted industry standard, which provides guidance for the scope and content of a PCA. Visit BockandClark.com to learn more.