Known as the "Cadillac" of surveys, the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM) have standards that are usually more stringent than state regulations. These standards, and the various options available, are related to the “title report” that many lending institutions require before loaning money. The surveyor has to physically locate on the ground the "encumbrances" that are shown in the title report, and then show them on the final survey plat. This survey typically includes a written description of the subject property as well. Most of the time ALTA/ACSM surveys are required when commercial properties are bought or re-financed.