Buying land or building a home is a big decision, and the more facts you have to work with, the better. A property survey is the best way to get accurate, unbiased information about the land you’re buying or have plans for. It’s also a requirement in many cases, especially if you want to build or subdivide a property. This is true in Queensland, where conditions, terrain, and local council requirements can all vary widely from place to place. So when you choose to do a land survey, or it’s mandated by a local council or lender, the process is essential. But for those unfamiliar with it, it can also be a little daunting. So what goes on during a property survey? Read on to find out.
Planning, researching, and background checking
The first step to any good land survey is research. This is the behind-the-scenes part of the work that happens even before a surveyor sets foot on your property. The surveyor will research the title, plans, and any previous history associated with the land in question. For example, a past survey may have already identified the boundaries, but perhaps not to the level of detail that you need now. Or an easement may have been mentioned in an older document, but the real location has never been properly measured on the ground. Or someone may have tried to subdivide the lot before but never completed the work. This sort of information is available from local council offices, land titles registries, and other official records. The surveyor will review this to get a clear understanding of what’s supposed to be the case with the property according to official records, and how it might relate to the real land once they see it.
On-site surveying
At this point, a team of licensed surveyors will visit your property and take all the precise measurements they need with the help of specialised survey equipment. Total stations, GPS receivers, tripods, and more are all likely to feature in the fieldwork phase of a land survey. Drones may also be used to take aerial measurements, particularly on larger rural properties. Again, the actual scope and depth of measurements will vary according to the purpose of the survey. For example, building a house will have the survey team mapping the slope of the block, the location of existing trees, retaining walls, drainage channels, stormwater pits and other structures and features which might affect design.
The time this takes can also vary. For a straightforward residential lot, a visit might take only a few hours to complete, while for a larger property with more variables and complexity, it could be several days, or even spread over multiple visits. The important thing to remember is that all these measurements are precise to a very high standard, and the process itself is as much an art as it is a science.
Interpreting, processing, and drafting the plan
Back at the office, surveyors will use specialised software to take the fieldwork data they gathered and create a precise, technically accurate survey plan. This is essentially a map of the property complete with measurements, boundary lines, any relevant features and trees, as well as legal notes. The survey plan is submitted to councils, used by builders and tradespeople, and often filed for legal reasons. In some cases, surveyors may also return to the site to place actual boundary markers so you can see your boundaries at ground level.
Communication
Communication with the surveyor is common during this process, and you should feel free to ask them questions as they work. You can ask for updates and reports on any potential problems or issues, as well as receive notes on whether, for example, the existing fence line is within the legal boundary or not. Any easements, driveways or other anomalies can also be identified by the team as they do the on-site work.
Local experience is important, and a team like Surveyors Brisbane has years of local knowledge and experience under its belt.
What other things can a land survey reveal?
In Queensland, property surveys are also a useful tool in determining flood risk, which is something many councils take very seriously, particularly in areas near creeks or rivers. Some councils may require an elevation certificate or flood level report to be carried out on a property prior to development or building applications being accepted. In these cases, your surveyor will use specialised equipment to take specific height measurements that can help determine how flood prone the property is, and what mitigation measures will be required if the project is to go ahead.
If you’re looking to subdivide your land, then the survey process also includes a plan of subdivision, coordination with town planners and the necessary steps of submitting to the Titles Office and more. It’s a more complex process than most building or easement surveys, but follows the same principles of precise measurement and technical documentation based on those measurements.
Always keep a copy of your survey plan
If and when you do receive a copy of your completed survey plan, make sure you keep it in a safe place. It can be very useful for any future sales, renovations, or boundary disputes. Some homeowners include it as part of the information pack when selling a property, giving potential buyers a comprehensive view of the scope and legal dimensions of the land.
In summary
A property survey is more than just a drawing. It’s an official record of your land, and the intersection of its physical and legal characteristics. It mitigates risk, assists with informed planning and decision making, and gives you the confidence to proceed with your project. Whether that’s a simple fence, a dream home, or a multi-lot subdivision, if you’re making any land or property-related decisions in Queensland, a survey should be one of the first things you do.
