Frequently Asked Questions
BOUNDARY ISSUES
Q. I've recently moved into our new house and my neighbour thinks part of our garden is theirs, according to our real estate agent who we purchased it through, it's ours.
We just have a tree line in between the properties, how can we check which part of the land is ours and which part is theirs?
Only a Registered Land Surveyor can legally determine where the common boundary lies.
Q. Do you do small house boundary jobs. i.e. Where a fenceline should be?
There is no job too small for Byron Bay Surveying to provide a service.
Q. How long does it take to get a report once you have been to the site?
Reports can be issued on site or days later depending on the complexity and purpose of the report.
Q. Why would I need to have my property surveyed?
Having a property surveyed by a Registered Surveyor will give you a clear indication of the boundaries and whether they are consistent with the dimensions described on your Certificate of Title, the nature and position of buildings on or near boundaries and the existence of easements whether existing or implied.
Q. Can I find boundary pegs by myself?
If it’s a recently surveyed property, you could. A marker stake next to the boundary peg is often mistaken for the peg so look for the large rectangular or square peg next to the stake. It may be covered by soil or grass. You may need a long tape measure and spade to help you locate your pegs.
SURVEYING BASICS
Which areas do you work in?
Byron Bay Surveying covers the Northern Rivers area of NSW and the Gold Coast of South East Qld.
What is your hourly rate for domestic work?
Please contact Byron Bay Surveying for a quote. Rates are negotiable.
Fees and Charges – how much are they?
Fees are dependent on the size and duration of the project. A one-off survey project will be charged at a fixed fee determined on a time and difficulty basis. A project requiring repeat site visits is charged with a base fee and then on hourly rates. Fees and charges are detailed in a comprehensive quote to make you fully aware of the cost of the survey.
Expected turnaround times on your projects?
Results of a survey are generally delivered within a week of having done the field work.
When we see a camera on a tripod on the side of the road with no-one standing anywhere near it, is this indicative of an automated device or have you actually just gone to the pub for a counter lunch?
A theodolite or survey total station is often mistaken for a camera. If no-one is beside the instrument it is most likely robotic i.e. it tracks the surveyor. Unfortunately, the instrument doesn’t stop for lunch or smoko.
What should I ask, that I don't know about, that could get me legally into trouble? Where do people most often trip up?
You can ask surveyor’s about position but not the legal aspects of it. For instance, a fence or building may be over a boundary but whether or not it is an encroachment is a matter for the legal profession. People usually trip up making legal assumptions based on evidence a surveyor has presented.
Do you do point cloud scanning?
Yes, Byron Bay Surveying has the capacity to do scanning for a variety of projects such as architectural design, heritage records and BIM (Building Information Model).
I'd like to know how surveys were done prior to GPS?
Surveys are still done without GPS which is just another tool for data capture and setting out. GPS has limitations such as satellite availability and configuration and accuracy is not up to the standards required by certain projects.
Why do I need a surveyor?
Generally, a surveyor’s services are stipulated when legal land boundaries require definition, alteration or confirmation. A builder may insist on engaging a surveyor to ensure the accuracy of a build and compliance with design.
Do I need to get a professional surveyor?
Where legal boundaries are concerned, only a professional surveyor is legally permitted to provide surveying services. Any survey not requiring legal traceability can be done by anyone you trust to be competent in doing a survey.
How much does a surveyor cost?
This is purpose specific with many variables such as complexity, location and duration. Call Byron Bay Surveying to discuss.
What's involved in the service delivery?
It’s always good practice to obtain a written quote for the service required. This minimises any doubt about what is required and any potential disputes about delivery of the service. A survey once completed is usually followed up by a written report or plan showing the survey results together with an account for the service quoted on.
Does the customer have to "do anything" prior & during the service delivery?
Definitely provide any information and available plans related to the service. This can save time and cost. During the survey, clients should provide a safe work environment.
What are the outcomes of the service (i.e.) recording with Authorities such as Council, Lands Title Office, etc – who does that? Is that part of the service?
Plans produced by the surveyor as part of the service are either forwarded to the client for lodgement with the relevant authority or, by prior arrangement and consent of the client, the surveyor will lodge the document. Lodgement fees imposed by Land Registry are paid by the client unless the quote for the service includes this cost. The handling of documents should be discussed with the surveyor prior to engagement of the service.
NEW BUILDS
Please advise the expected costs for residential/commercial projects.
Complexity of the project determines the cost. Every project is different and the survey component of a project can vary from simply doing a site survey prior to design to being involved in setting out works.
How do I know what type of soil I have?
Consult with a soil tester or geotechnical engineer.
How far in is the typical building envelope from the front, rear and side boundaries?
This depends on the standards set by the local Council. Generally speaking houses are set back 4.5m from the road frontage and 900mm from side boundaries. Always consult Council for the regulations. Surveyors are not qualified to advise on this matter.
Do you provide plans or designs for cutting of slopey/hillside blocks of land?
Surveyors determine the slope of the land and provide this information to architects or civil engineers to calculate the cut and fill for design purposes.
How far down do you survey? We built our house and I was shocked when the pool builder explained that they were digging further down than what is surveyed and they might still hit rock. This is definitely something I wish I'd known upfront!
Land Surveys are generally restricted to what is visible or accessible on the site. Surveys dealing with soil types, depth and structure are the domain of geotechnical engineers or geologists.
How long does it take to get a report once you have been to the site?
Reports can be issued on site or days later depending on the complexity and purpose of the report.
Council is making me get a survey. Does your report satisfy their requirements?
Councils request surveys for a variety of reasons such as ensuring buildings meet positional standards or that works have been done as specified. A surveyor’s report presents the facts to Council to assist in their decision making.
Council has issued a DA to build a pool in my back yard but it’s conditional upon creating an easement over a sewer pipe that runs through my yard. What is an easement and why does Council want one?
An easement is the right of a person or an authority to use part of your land but not own it. In this case Council wants to have this right to be able to protect their asset, the sewer pipe or do works. Byron Bay Surveying can do all the necessary field surveys and plan preparation to create the easement and have it registered to satisfy Council’s DA condition.
SUBDIVISION & BOUNDARY ALTERATIONS
I want to subdivide my property into two lots. How do I go about it?
You first need to check the zoning of your land with your local Council to confirm that subdivision is permitted and that the lot sizes you are proposing comply with the zoning. If your site complies, a Development Application (DA) is made to Council. Various documentation is required to support the DA, one being a plan of survey of the site showing all relevant particulars that influence the issue of a DA and its conditions. Byron Bay Surveying can provide a suitable site survey and plan.
My neighbour wants to buy a strip of land along my boundary. Do I need a surveyor?
As the transfer of part of your land to an adjoining parcel involves a change in boundaries, a Registered Land Surveyor such as Byron Bay Surveying must be engaged to facilitate the marking of the new boundary and lodgement of a Plan of Subdivision with Land Registry.
My house sits across the boundary between two narrow strips of land that I own. I want to extend but Council says I must consolidate the land. Can you do this and what does it involve?
Consolidation of titles means creating one title from two or more titles and Byron Bay Surveying can do this for you. It can be done without field survey if the titles involved fit together mathematically and their origin is survey based. Byron Bay Surveying will draw the Plan of Consolidation and arrange for lodgement at Land Registry.
BUYING & SELLING
If we are looking at buying a rural acreage (i.e. 12-15 acres) with no home on it as yet, would a Surveyor be able to help us get the specifics on what we can and cannot do with the land?
No, this is dependent on the zoning of the land and is best discussed with Council’s planning and building departments or with a Town Planner familiar with Council’s zoning.
Is it a good idea to check fence lines are correct when buying a property?
Rather than fence lines, a good idea would be to check that the property you are buying is the one described in the Certificate of Title to the land. Checking fence lines is important if improvements along it are proposed.
Why would I need to have my property surveyed?
Having a property surveyed by a Registered Surveyor will give you a clear indication of the boundaries and whether they are consistent with the dimensions described on your Certificate of Title, the nature and position of buildings on or near boundaries and the existence of easements whether existing or implied.
In what circumstances would you use / need these services (i.e.) just prior to purchase / sale, to reconfirm boundaries, etc?
Property sale and purchase transactions can be more transparent and give confidence to the vendor or purchaser if it is supported by a land survey by a Registered Surveyor. There is no legal requirement for a survey and is purely the decision of the vendor or purchaser.
I recently bought a property but can’t find all the pegs. How much does it cost to have the pegs replaced?
This depends on many factors including the age of the property and when the last survey was done, the size of the property, density of vegetation and access to the site.