Pochodzenie ALTA:

Standard  wywodzi się z rynku amerykańskiego. Opisywany wyciąg odnosi się do dokumentu z 23 lutego 2016 roku, stworzonego przez American Land Title Association and National Society of Professional Surveyors.

Dlaczego warto stosować standard ALTA w Polsce?

W Polsce istnieje dobrze skonstruowane prawo geodezyjne z punktu widzenia procedur wykonywania poszczególnych prac geodezyjnych. Szczegółowo opisane są procedury jak dokonywać wznowienia granic, jak wykonywać pomiary wysokościowe, etc, natomiast nie ma odniesienia w stosunku do potrzeb klientów. Raport ALTA definiuje listę najczęściej występujących potrzeb klientów z zakresów, na których odpowiedź może dostarczyć geodeta uprawniony. Ponadto geodeci trzymając się litery prawa, rzadko wychodzą w raportach ponad elementy obligatoryjne wynikające z ustaw i rozporządzeń, a raporty nie są spójne pomiędzy geodetami. Podawanie danych wynikających z raportu ALTA powodują że dokumenty geodezyjne są dużo bardziej czytelne dla osób niezwiązanych z geodezją np. dokładności pomiarów.

Możliwości stosowania standardu na terenie Polski.

ALTA jest dokumentem przygotowanym stricte na potrzeby dobrze wykształconego rynku nieruchomości w USA.  Standard wskazuje do jakich aspektów geodeta musi się odnieść, natomiast sama realizacja pomiarów, badania ksiąg wieczystych wynika już z polskiego prawodawstwa. W mojej opinii stosowanie raportu ALTA jest jak bardziej dozwolone. Praktyka rynkowa pokazuje, że najczęściej międzynarodowe firmy ubezpieczeniowe wymagają dostarczenie tego typu sprawozdania.

Zakres raportowania.

Standard przewiduje odniesienie do takich elementów jak:

  • Zabytki
  • Dostęp do drogi publicznej (zarówno prawny jak i fizyczny)
  • Granice działek
  • Budynki
  • Służebności
  • Cmentarze
  • Stosunki wodne

Standard zawiera w sobie zdefiniowaną tabelę/ankietę potencjalnych pozycji do wykonania przez geodetę, którą  zamawiający wypełnia przy podpisywaniu zlecenia. Klient może wybrać pozycje do sprawdzenia oraz świadomie zrezygnować z elementów którego go  nie interesują.

TABLE A – OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS

  1. _____ Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by existing monuments or witnesses in close proximity to the corner.
  2. _____ Address(es) of the surveyed property if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork.
  3. _____ Flood zone classification (with proper annotation based on federal Flood Insurance Rate Maps or the state or local equivalent) depicted by scaled map location and graphic plotting only.
  4. _____ Gross land area (and other areas if specified by the client).
  5. _____ Vertical relief with the source of information (e.g., ground survey, aerial map), contour interval, datum, and originating benchmark identified.
  6. _____ (a) If set forth in a zoning report or letter provided to the surveyor by the client, list the current zoning classification, setback requirements, the height and floor space area restrictions, and parking requirements. Identify the date and source of the report or letter._____   (b) If the zoning setback requirements are set forth in a zoning report or letter provided to the surveyor by the client, and if those requirements do not require an interpretation by the surveyor, graphically depict the building setback requirements. Identify the date and source of the report or letter.
  7. _____ (a) Exterior dimensions of all buildings at ground level.               (b) Square footage of:                        _____   (1) exterior footprint of all buildings at ground level.                        _____   (2) other areas as specified by the client.

     _____   (c) Measured height of all buildings above grade at a location specified by the client. If no location is specified, the point of measurement shall be identified.

  8. _____ Substantial features observed in the process of conducting the fieldwork (in addition to the improvements and features required pursuant to Section 5 above) (e.g., parking lots, billboards, signs, swimming pools, landscaped areas, substantial areas of refuse).
  9. _____ Number and type (e.g., disabled, motorcycle, regular and other marked specialized types) of clearly identifiable parking spaces on surface parking areas, lots and in parking structures. Striping of clearly identifiable parking spaces on surface parking areas and lots.
  10. _____ (a) As designated by the client, a determination of the relationship and location of certain division or party walls with respect to adjoining properties (client to obtain necessary permissions).            _____   (b) As designated by the client, a determination of whether certain walls are plumb (client to obtain necessary permissions).
  11. _____ Location of utilities existing on or serving the surveyed property as determined by: 
    • observed evidence collected pursuant to Section 5.E.iv.
    • evidence from plans requested by the surveyor and obtained from utility companies, or provided by client (with reference as to the sources of information), and
    • markings requested by the surveyor pursuant to an 811 utility locate or similar request

                                 Representative examples of such utilities include, but are not limited to:

    • Manholes, catch basins, valve vaults and other surface indications of subterranean uses;
    • Wires and cables (including their function, if readily identifiable) crossing the surveyed property, and all poles on or within ten feet of the surveyed property. Without expressing a legal opinion as to the ownership or nature of the potential encroachment, the dimensions of all encroaching utility pole crossmembers or overhangs; and
    • Utility company installations on the surveyed property.
  12. . _____ As specified by the client, Governmental Agency survey-related requirements (e.g., HUD surveys, surveys for leases on Bureau of Land Management managed lands)
  13. _____ Names of adjoining owners according to current tax records.  If more than one owner, identify the first owner’s name listed in the tax records followed by “et al.
  14. _____ As specified by the client, distance to the nearest intersecting street.
  15. _____ Rectified orthophotography, photogrammetric mapping, remote sensing, airborne/mobile laser scanning and other similar products, tools or technologies as the basis for the showing the location of certain features (excluding boundaries) where ground measurements are not otherwise necessary to locate those features to an appropriate and acceptable accuracy relative to a nearby boundary.  The surveyor shall (a) discuss the ramifications of such methodologies (e.g., the potential precision and completeness of the data gathered thereby) with the insurer, lender, and client prior to the performance of the survey, and (b) place a note on the face of the survey explaining the source, date, precision, and other relevant qualifications of any such data.
  16. _____ Evidence of recent earth moving work, building construction, or building additions observed in the process of conducting the fieldwork.
  17. _____ Proposed changes in street right of way lines, if such information is made available to the surveyor by the controlling jurisdiction. Evidence of recent street or sidewalk construction or repairs observed in the process of conducting the fieldwork.
  18. _____ If there has been a field delineation of wetlands conducted by a qualified specialist hired by the client, the surveyor shall locate any delineation markers observed in the process of conducting the fieldwork and show them on the face of the plat or map. If no markers were observed, the surveyor shall so state.
  19. _____ Include any plottable offsite (i.e., appurtenant) easements or servitudes disclosed in documents provided to or obtained by the surveyor as a part of the survey pursuant to Sections 5 and 6 (and applicable selected Table A items) (client to obtain necessary permissions).
  20. _____ Professional Liability Insurance policy obtained by the surveyor in the minimum amount of $____________ to be in effect throughout the contract term. Certificate of Insurance to be furnished upon request, but this item shall not be addressed on the face of the plat or map.

Autor: Łukasz Kacprzak