residential property surveys
Types of Residential Property Surveys
Detail Survey (Topographical or Feature Survey)
A detailed survey also commonly referred to as a topographical, feature, contour survey or site plan.
What is a detail survey?
A detail survey is used to map the features on a parcel of land. Features include both man made such as buildings, structures, fences, retaining walls, hard surfaces, above ground services and neighbouring property information. Natural features include trees, vegetation, rock outcrops or other significant landforms. The spot levels across the site are measured to generate contour lines on Australian Height Datum (AHD).
Who needs a detail survey?
- Property owner
- Property developer
- Project manager
- Builder
- Architect
- Engineer
- Designer
When would you get a detail survey?
When looking to renovate or alter existing house, knockdown and rebuild your home, build a granny flat or secondary dwelling. When preparing a development application to submit to council for a proposed development.
Where is a detail survey conducted?
The detail survey is conducted on the subject property as well as the collecting the neighbouring property information and streetscape in front of the site. This type of survey does not typical include the interior of the house.
Why would you need a detail survey?
Result in a better finished product because the architect or design can make the most informed design decisions. This helps to prevent design oversight ultimately making the project run more quickly saving money.
Council Requirements for a detail survey
Each council have different requirements for detail surveys when submitting a development application. It is important to engage an experienced land surveyor who is familiar with each local councils’ requirements to ensure your project runs smoothly without delay. An obscure requirement of Willoughby City Council is the location and level of all solar panels on neighbouring properties must be surveyed. The purpose is so council can make an informed decision about the extent of the impact of the proposed development on adjoining properties.
Detail Survey Includes:
- Position of existing structures including ridge height and floor levels of main building.
- Position of existing structures on neighbouring lots facing the proposed development including lot number, street number, number of stories, material description of facade and roof, floor level, ridge height, and window levels & locations facing development
- Spot levels across the subject land and contour lines on Australian Height Datum (AHD)
- Visible services above ground within the site and immediately in front on public land. Including stormwater pits, hydrants, stop valves, Telstrt pits, power poles & manholes.
- The position and level of significant tree on the site and adjoining land within 3m of the site boundaries. Including trunk diameter, canopy size and approximate height.
- Any addition man man features such as paths, driveways vehicle crossings and kerbs.
- Title boundaries with dimensions & area
- Delineate easements on the plan
Boundary Survey
All boundary surveys in NSW must be conducted by a registered land surveyor under the provisions of the Surveying and Spatial Information Act 2002.
What is a boundary survey?
A boundary survey is a survey to accurately locate and mark on the ground the corners of a property.
Who would get a boundary survey?
- Property owner
- Property developer
- Project manager
- Builder
- Architect
- Engineer
- Designer
When would you require a boundary survey?
Prior to building on or near the property boundary a boundary survey must be conducted. A boundary survey would be required if there was a disagreement between neighbours over the location of the property boundary.
Why would you need a boundary survey?
To ensure the new building or structure meets the minimum setback requirements and does not encroach over the property boundary. If the building is encroaching over the boundary the new building might have to be demolished. If the new completed structure does not meet the minimum setback requirements then this could inhibit the issue of an occupancy certificate preventing tenants from moving in.
Identification Survey
What is an identification survey?
An identification survey also commonly referred to as an ‘Ident’, is for the purpose of locating the existing structures (buildings, pools, sheds, fencing, ect) and improvement in relationship to the property boundaries. The identification survey will highlight any significant structures which encroach/protrude over the boundary. Any easements, covenants or ‘restrictions on the use’ of the land will be noted in the survey. The survey will also include house numbers, material type of the facade and roof of the subject property and adjoining properties.
Who would require an identification survey?
- Property owner (purchaser or vendor)
- Solicitor
- Conveyancer
- Real Estate agent
When would you need an identification survey?
It is highly recommended that a purchaser gets an identification survey conducted my a registered land surveyor in NSW before purchasing a property.
Why would you need an identification survey?
A property purchase is the largest transaction most people will make in there lifetime. The survey will identify the property noted in the contract is in fact the parcel of land being shown to the purchaser. This ensures the buyer knows what they are purchasing and can make an informed decision. Ultimately helping to alleviate stress around the property buying process.
Final Occupancy Survey
What is a final occupancy survey?
A final occupancy survey is conducted once a new build or alteration is completed. The final occupancy survey will show the distance from the newly constructed walls to the property boundary as well as the width of the eave and gutter and level of the ridge.
Who would need a final occupancy survey?
- Property owner
- Property developer
- Project manager
- Private certifier
When is a final occupancy survey required?
This type of survey is conducted at the completion of construction so an occupancy certificate can be issued.
Why do you require a final occupancy survey?
Is required by council or a private certifier to ensure the new building or extension complies with the development consent. The survey plan will note the distances from the property boundaries to the wall so the principal certifying authority can ensure the development complies with the minimum setback requirements. The level of the roof will be measured to ensure the building does not exceed the maximum allowable height.
Torrens Subdivision
What is a Torrens subdivision?
A Torrens title subdivision involves dividing a single lot or parcel into two or more completely independent lots. The subdivision plan must be prepared by a registered surveyor and lodged at the NSW Land Registry Services.
Who would need a Torrens subdivision?
- Property owner
- Property developer
- Project manager
When would you require a Torrens subdivision?
A strata subdivision is to divide a lot into multiple lots, and overview of the process is outlined below.
- The subdivision process with start with a detail survey or feature survey being conducted on the subject land.
- A draft subdivision plan will be prepared to be submitted with a development application to council.
- The development consent will be reviewed to ensure all requirements are met. This could include the creation of easements, positive covenants or ‘restriction on use’ of the land.
- The new boundaries are marked and the final subdivision plan is submitted to NSW Land Registry Services for registration of the deposited plan.
Why would you do a Torrens subdivision?
A Torrens title subdivision allows each new lot to be completely independent meaning each lot can be sold typically at a higher price.
Strata Subdivision
What is a strata subdivision?
A strata subdivision is when a part of a building located on a parcel of land is subdivided into separate lots and common property, for example an apartment building or town houses. The boundaries of the strata lots are defined by permanent structures such as walls, floors and ceilings.
Who would need a strata subdivision?
- Property developer
- Project manager
- Builder
When would you require a strata subdivision?
- Typically a draft strata plan is prepared before construction commences based on architectural plans. The draft strata plan can then be used to sell off the plan.
- At the completion of the development the structure is measured up and the final strata plan is prepared and lodged at NSW Land Registry Services.
Why would you require a strata subdivision?
A Strata subdivision allows a building to be divided into separate lots while also having shared common property.