It’s common practice to have a Registered Surveyor prepare an Identification Survey Report (Ident Report) to be included in the contract. Your Solicitor or Conveyancer will normally obtain an Ident Report as a matter of course and most lending authorities require a recent Survey Report prior to finalisation of the mortgage.

An Identification Survey Report identifies and locates structures and improvements (residence, sheds, walls, fencing etc.) on a parcel of land and shows the distances from the structures to the boundaries of that land.

An Ident Survey ensures that you are buying the property that you have been shown and are aware of any defects or discrepancies that may devalue it or create anxiety with neighbours or Council in future. An Identification Survey Report must be prepared by a Registered Surveyor in NSW.

Complete our short enquiry form for a free quote.

While subdivision can be profitable for many landowners, you need to meet Council requirements to be able to do so. Depending on the type of land subdivision proposed, there will be several different types of surveying and planning services involved. A Development Application (DA) needs to be lodged with the local Council for most types of subdivision.

The process

Feasibility assessment

Before committing large amounts of money into a potential subdivision, assess the feasibility. A Feasibility Assessment identifies opportunities and constraints of a potential development site and can assist by providing information relating to lot size and zoning, sewer and stormwater drainage and existing easements, covenants or restrictions on the land.

Prepare a DA for Council lodgement.

A land Surveyor will need to prepare a Detail Survey (also known as a Contour Survey or Topographic Survey) of your property showing the features and structures (buildings, driveways, walls, trees, creeks etc.) on the land (and possibly the neighbouring land as well). This plan will be used to determine the best possible lot layout to maximise the development potential of the site.

Proposed Subdivision Plan

This shows the proposed location of boundaries, roads, access ways, easements, buildings etc.

A Statement of Environmental Effects (SEE)

A SEE must accompany the DA and is a report that outlines the planning objectives and legislative controls of the Council and identifies how the proposal complies with these controls. Depending on the site and adjoining areas, other supporting documents such as a Bushfire Report, Flora and Fauna Report or Arborist Report may be required.

Approval

Following Council approval the landowner or developer needs to carry out a number of consent conditions prior to Council endorsing the final subdivision.

The provision of services (electricity, water, telephone, sewer, stormwater etc.) to each of the lots within the subdivision will be a requirement and this may involve the construction of an internal driveway or public road (for larger subdivisions). Council contributions (known as Section 94 contributions) will apply for each additional lot that is to be created as part of the subdivision (these may be up to $20,000 per additional lot created). A Registered Surveyor must prepare a Plan of Subdivision for lodgement and registration at the NSW Land Registry Services (LRS). Upon registration of this plan the new lots will be created and new Titles for each lot issued.

Due to the variable nature of sites there may be other issues to be considered prior to subdivision of your land.

Thinking of subdividing your block or would like to know the subdivision potential of a site?
Complete our short enquiry form for a free quote.

A land surveyor will need to prepare a Detail Survey (also known as a Contour Survey or Topographic Survey) of your property showing the features and structures (buildings, driveways, walls, trees, creeks etc.) on the land (and possibly the neighbouring land as well). A Detail Survey shows the existing features and structures within and adjacent to a parcel of land and allows your home builder or Architect to assess the site and design your home. Council require a Detail Survey Plan as part of a DA or CDC.

Following Council approval a Surveyor will need to set out the proposed building. Survey set-out of proposed buildings ensures the building is correctly positioned on the site and conforms to the approved design plans. At the completion of construction a Final Identification Survey Report is often a requirement of the Council prior to issue of the Occupation Certificate. This type of survey shows the location and levels of structures and improvements in relation to the boundaries of the land.

Thinking about building a new home or renovating and extending your existing home?
Complete our short enquiry form for a free quote.

Many Councils allow for the construction of a second dwelling on land in residential zones however you must satisfy certain planning criteria to do so.

Depending on the Council, it may be an option to subdivide the land after construction is complete, resulting in separate titles for each dwelling.

The process:

Assess the feasibility of your site

Before committing large amounts of money into a potential dual occupancy or duplex development. A Feasibility Assessment identifies opportunities and constraints of a potential site and can assist by providing information relating to Council requirements for building setbacks, site coverage, private open space, car parking requirements etc.

Detail / Contour Survey

Preparing house design plans or preparing for a Development Application (DA) with your local Council will require a Land Surveyor to prepare a Detail Survey (also known as a Contour or Topographic Survey) of your property. A Detail Survey shows the existing features and structures within and adjacent to a parcel of land and allows your home builder or architect to assess the site and design your dual occupancy or secondary dwelling.

Development application

Council require a Detail Survey Plan as part of a DA or CDC. If you propose to subdivide the land following completion of construction a surveying company will need to prepare a Proposed Subdivision Plan to show the proposed location of buildings, boundaries, access ways, easements etc. It is possible (and we recommend) to get Council approval for the construction and subdivision of your dual occupancy in the one development application – most home builders will not tell you this as they do not want to deal with the subdivision side of things which then results in a more costly and more timely development process.

Approval

Following Council approval a Surveyor will need to set out the proposed building. Survey set-out of proposed buildings ensures the building is correctly positioned on the site and conforms to the approved design plans. At the completion of construction a Final Identification Survey Report is often a requirement of the Council prior to issue of the Occupation Certificate. This type of survey shows the location and levels of structures and improvements in relation to the boundaries of the land. The provision of services (electricity, water, telephone, sewer, stormwater etc.) to the new dwelling will be a requirement and this may involve the construction of an internal driveway.

Council contributions (known as Section 94 contributions) will apply for each additional dwelling (these may be up to $20,000 per additional dwelling). If the development involves the subdivision of the land a Registered Surveyor must prepare a Plan of Subdivision for lodgement and registration at the NSW Land Registry Services (LRS). Upon registration of this plan the new lots will be created and new Titles for each lot issued.

Thinking of building a dual occupancy or duplex on your land?
Complete our short enquiry form for a free quote.

Do you need to pinpoint the location of the boundaries of your block? Do you and your neighbour disagree about the location of your common boundary? Are you carrying out construction work near your boundaries?

Boundary Surveys & Boundary Marking

A Boundary Survey determines the location of the boundaries of a parcel of land.

The location of any easements, covenants, restrictions etc. can also be determined along with the extent of any encroachments. Marking of a property boundary involves determining and physically marking the boundaries of a lot.

In some cases determining the location of property boundaries can be a complex and time consuming task for a Surveyor. This can be due to a number of factors including incorrect or incomplete historical Deposited Plans, survey reference marks in the locality being destroyed or damaged and property boundary corners being inaccessible or difficult to access. Generally older areas where it may be several decades (sometimes even centuries) since the registration of a survey plan are more of a challenge than areas where there has been recent subdivision activity.

I am putting up a new boundary fence between my property and my neighbours property

Are you building a new fence along your boundary? Since you will be spending a considerable amount of money on the fence it makes sense to ensure it will be built in the correct spot!

It is a good idea to have your boundary marked prior to erecting a fence or carrying out any construction near a property boundary. A Boundary Survey determines the location of the boundaries of a parcel of land and physically marks the boundary with survey pegs or other suitable boundary marks. This ensures the contractor builds the fence or wall in the correct position and avoids potential disputes (and in extreme cases having to rebuild the fence or wall in the correct location).

Need to determine the boundaries of your land?
Complete our short enquiry form for a free quote.

Are you building a new fence along your boundary? Since you’ll be spending a considerable amount of money on the fence it makes sense to ensure it will be built in the correct spot!

It’s a good idea to have your boundary marked prior to erecting a fence or carrying out any construction near a property boundary. A Boundary Marking Survey determines the location of the boundaries of a parcel of land and physically marks the boundary with survey pegs or other suitable boundary marks. This ensures the contractor builds the fence or wall in the correct position and avoids potential disputes (and in extreme cases having to rebuild the fence or wall in the correct location).

Our Registered Surveyors have assisted thousands of Sydney and NSW land owners to determine the boundaries of their land. Contact us for a free quote or to discuss your survey needs.

You’ve just built the home of your dreams and can’t wait to move in!

At the completion of construction a Final Identification Survey Report is often a requirement of the Council prior to issue of the Occupation Certificate. This type of survey shows the location and levels of structures and improvements (residence, decks, awnings, new additions etc.) in relation to the boundaries of the land and satisfies Council that the work was carried out in accordance with the approved plans. An Identification Survey Report must be prepared by a Registered Surveyor in NSW.

Need a Final Identification Survey Report?
Complete our short enquiry form for a free quote.

We take an innovative approach to every job, tailoring a solution to your unique project or site. Please contact our survey team to discuss your specific land surveying or land development needs and we will be happy to advise and assist you.