Frequently Asked Questions

Contour and Detail Surveys

A contour and detail survey is the process of measuring natural and built elements of a site in relation to property boundaries and a fixed height so that a map or plan of the existing site features can be prepared.

Essentially this survey maps reality into a digital form so that consultants can undertake the design process on a site.

The survey generally includes the lay of the land (terrain features and contours), trees, fences, retaining walls, existing buildings and their roof lines, driveways, footpaths, kerb details and utility service information.

Boundary Identification Surveys

(Pegging/marking an existing boundary).

One of the fundamental aspects of surveying is to accurately define the location or extent of a property as it relates to another based on pre-existing searchable evidence. These surveys are officially known as boundary identification surveys but in general terms are referred to as the need to peg, mark or define a boundary.

When you need to know where a registered property boundary is and have marks placed on site to define it, then it is necessary to engage a suitably registered / endorsed cadastral surveyor to undertake the works.

The surveyor undertakes a historical search of boundary surveys completed in the area, attends site and finds and measures historic evidence, calculates the reinstated property boundaries, marks the relevant boundaries and then prepares a boundary identification survey plan that is evidence of an official survey undertaken. In addition to the marks (pegs) placed on site a copy of the plan is supplied to the landowner. A version of the survey plan is also supplied to the Department of Resources as searchable/traceable evidence of the survey that was completed.

In the case of boundary encroachments (constructed elements that sit across boundaries) there is a legal obligation for the surveyor to provide written notification and a copy of the boundary identification plan to any associated parties (landowner engaging the work but also associated neighbours).

House/Building Set Out Surveys

(Accurately positioning a building on site).

A building designer or architect will design a building or structure relative to the registered property boundaries and the features of the site. These designs are not only dimensionally accurate but are positioned on site to align with desired site features or prescribed minimum boundary set-back requirements. These design plans are then approved through a building approval process.

To ensure that a building is both located on the site in accordance with the approved plans and to facilitate efficient and accurate construction it is necessary for the surveyor to complete a house set out.

The house set out process takes the design elements and dimensions from a site plan, footing or slab set out plan and physically marks these elements on the site. These accurately positioned physical marks on site guide the builder and their contractors to undertake their works in the correct location.

Form 12 Certification

(Legal traceability for location and height).

In Queensland, the building certification process is enacted by The Building Act 1975 and guided by the Building Regulation 2021. 

As part of their certification process a building certifier needs to satisfy themselves that an aspect of work has been completed in accordance with the stamped building approval. This is done by the supply of a Form 12 Aspect Inspection Certificate by an appointed competent person.

Surveyors are generally called upon to certify the final constructed location of the building relative to the registered property boundary. Also to certify final constructed height of a structure relative to the approved height and where necessary the height above natural ground level.

Certification of a building, an improvement or a utility (or their set-back) relative to a property boundary can only be undertaken by a surveyor who holds a cadastral sndorsement i.e. a cadastral surveyor.

Subdivision/Reconfiguration of a Lot

(Dividing a parcel of land into smaller lots or adjusting existing boundaries). 

Subdivision is also known as reconfiguration of a lot and can be undertaken to land and buildings.

To undertake a subdivision or reconfiguration it is necessary to obtain development approval from Local Council. It is best to engage a town planner to assist you in securing your planning approval(s). We have a great network of local planners who can guide you in this process if required.

Land developments are often subdivided by what is called a Standard Format Plan (SFP) and building developments such as a duplex, terrace house or small block of units are often subdivided by a Building Format Plan (BFP). These surveys need to be conducted in accordance with the approved proposal plans in a development approval.

Once you have development approval, House Surveys will undertake the necessary surveys to define the lot extents, areas and mark the boundaries. A survey plan is then prepared as a record of the survey undertaken.

The first thing you should do is reach out to a consulting cadastral surveyor like House Surveys. You should not rely on the original fence line or features in proximity of the boundary to build a new fence from.

The original fence line does not define your boundary at law. If you are building near or on the property boundary you should obtain a boundary identification survey. A cadastral surveyor will undertake a historical survey plan search, conduct a field survey to reinstate the property boundaries in question and then mark those boundaries on site. Any survey that places a mark on a property to define a boundary requires a boundary identification survey plan to be prepared as a traceable record of the survey. This plan is issued to the lot owner and a copy is issued to the Department of Resources and becomes a searchable document available to anyone else investigating the boundaries in the future.

In a situation where a boundary identification survey is undertaken and it is found that there are encroachments of constructed features between neighbours then we are legally obliged to supply a letter of notification and a copy of the identification survey plan to each owner.

Yes. In-ground and above-ground services can be critical to your design consultants. They can influence building location, set-back requirements and even the viability of a build or development. We do a full BYDA search of your site before turning up to do our contour and feature survey. This way we can raise anything noteworthy with you ahead of time. At the very least we always show BYDA services plotted from records on our deliverables.

As an example, if an existing sewer line runs through the middle of your site, you would not want to rely solely on an alignment plotted from BYDA records. It would be critical to understand service alignment’s location relative to the property boundaries. Identifying its horizontal position, pipe diameter, invert levels and depth would allow your consultants to design with a higher degree of confidence. If in doubt, then please ask the question.  

The investigation and determination of Natural Ground Level (NGL) is different to defining the current topography (ground surface) of a site. NGL needs to be defined by a cadastral surveyor and requires an investigation of the best available historical evidence and by undertaking field survey to determine what the surface is relative to the current site surface.

NGL is necessary to understand as Local Governments (Councils) impose height restrictions on proposed buildings and structures relative to NGL. This necessitates NGL to be determined at the start of a project so your house designer or architect can take it into consideration for their building design.

Our home builder clients range from large volume project home builders to high-end custom home builders and everything in between. Each builder has their own standardised way of operating that allows them to deliver their project in the most efficient manner, and we adjust our delivery workflow to best suit their needs.

House set out requirements can include:

- A single visit to site to set-out the designed slab edge.
- A single visit to set out the projections of the slab faces onto profiles that the builder has established on site.
- A single visit to set out the slab edge for footing establishment, followed by a second site visit to set out slab the same slab edge on the footings.
- A single visit to set out the slab edge, followed by a second visit to set out the internal face of block or concrete walls on the finished slab.
- Alternatively we can set out offsets, piers, holding down bolt configurations, grid lines or any other elements that you need to delivery your project.

Note that a set-out sketch is provided to the builder that identifies all of the elements marked on site and any associated offsets that may have been requested.

House Surveys will provide a Form 12 Certification to the builder for the elements of the building set out on site. If a Form 12 Certificate is required for the final as-constructed position of the building or other constructed elements, then we can do this too, but this would require us to return to site and to prepare an as-constructed plan to accompany it.

Yes. There are certain situations when we won’t be able to set out your building without first doing a boundary identification survey. These situations may occur when:

- A proposed building has been designed on the property boundary (often known as a zero lot line design).
- A proposed building sits within a 200mm offset of a boundary.
- A site is in an existing older suburb where the property boundaries haven’t recently been defined or re-surveyed.
The older the suburb the more likely this is.

If you haven’t already obtained approval, then it is best to engage with a town planner to assist you in securing your planning approval(s). We have a great network of local planners who can guide you in this process if required.

Your development approval from your Local Council will include a decision notice which defines a series of development conditions that you need to abide by in the delivery of your project. It will also include a series of Council stamped approved plans. Ideally you would have considered what development surveys you need in advance of receiving you development approval.

Land subdivision is also known as reconfiguration of a lot and your approval is often called a RAL Approval or “Reconfiguration of a Lot” Approval. The approval necessary for the creation of units/strata lots from a new or existing building is conditioned by a MCU approval or “Material Change of Use” approval. These approvals will guide the survey process.

Land developments are often subdivided by what is called a Standard Format Plan (SFP) and building developments such as a duplex, terrace house or small block of units are often subdivided by a building Format Plan (BFP). These surveys need to be conducted in accordance with the approved proposal plans in a development approval.

Once you have development approval, House Surveys will undertake the necessary surveys to define the lot extents, areas and mark the boundaries. A survey plan is then prepared as a record of the survey undertaken.

Besides the usual boundary, detail, and set-out surveys, you might also need:

 - Dilapidation surveys – to record the condition of nearby buildings before construction

 - Cut and fill surveys – to check how much earth needs to be moved

 - As-constructed surveys – to verify what’s been built matches the plans

 - Topographic surveys – for larger or more complex sites

Not sure what fits your project? Just give us a shout — we’re here to help!