Property and Construction Surveys

An Identification Survey re-establishes the legal boundaries of your property and shows how existing structures relate to those boundaries. It provides you with accurate information for resolving a boundary concern or making an important property decision.

When Might You Need an Identification Survey?

Consider speaking with Mandy if you are:

• Building or replacing a fence or retaining wall
• Planning an extension, carport, shed, granny flat or other structure
• Building close to a property boundary
• Shifting or raising a house
• Unsure whether existing fences or structures follow the legal boundary
• Concerned about a possible encroachment
• Purchasing a property and want greater certainty about its boundaries

An Identification Survey is not automatically included when purchasing property in Queensland. Having one completed before purchase can identify boundary discrepancies or potential encroachments early, helping you make a more informed decision and avoid unexpected costs later.

What Is Involved?

Mandy begins by researching the current title, historical survey plans and field records for the property and surrounding area.

She then visits the site to locate existing survey marks and gather evidence relating to the property boundaries. Relevant fences, retaining walls, buildings and other improvements near the boundaries may also be measured to identify their position in relation to the legal boundary.

The survey information is assessed and an Identification Survey Plan is prepared, showing the re-established boundaries and any structures close to the boundaries. You will receive a copy of the plan, and it is submitted to the relevant Queensland Government surveying records.

Mandy will explain the results, including any boundary discrepancies or encroachments identified and the practical next steps available to you.

A Contour and Detail Survey records the existing features, structures and levels of a property. It provides architects, building designers, engineers and town planners with reliable site information to guide the design and planning of a building or development project.

When Might You Need a Contour and Detail Survey?

A Contour and Detail Survey may be required when you are:

• Designing a new home
• Planning an extension or renovation
• Shifting or raising a dwelling
• Adding a pool, retaining wall, shed or other structure
• Preparing a Development Application
• Investigating drainage, access or site-level considerations
• Providing site information to an architect, engineer or building designer

What Is Involved?

Mandy will discuss the proposed project with you and review any requirements provided by your designer, engineer or town planner. The scope of the survey is tailored to how the information will be used.

During the site visit, relevant features may be measured, including ground levels, buildings, rooflines, fences, retaining walls, driveways, visible services, significant vegetation and adjoining features where required.

For a renovation or extension, more detail may be needed around the existing building. If the site is being cleared for a new build, the survey may focus more heavily on the property’s levels, features and surrounding constraints.

The information is then presented on a Contour and Detail Plan along with a digital file that your project consultants can use to make informed planning, design and engineering decisions.

A Set Out Survey physically marks the position of a proposed building or structure from the approved design plans onto the land. Survey marks are placed on site to help the builder or contractor to construct the work in the correct location.

When Might You Need a Set Out Survey?

A Set-Out Survey may be required when constructing:

• A new home
• An extension
• Shifting or raising a dwelling
• A carport, garage or shed
• A retaining wall
• A swimming pool
• Another structure positioned in relation to a property boundary

Because the set out relies on the legal property boundaries, an Identification Survey will generally need to be completed before or at the same time as the set out.

What Is Involved?

Mandy reviews the approved plans and calculates the position of the proposed building or structure in relation to the property boundaries.

She then attends the site and places the marks needed by the builder or contractor. The type and location of the marks will depend on the project, construction method and information required on site.

Accurate set out helps reduce the risk of the building being constructed in the wrong position, potentially avoiding boundary-clearance problems, non-compliance and costly rectification work.

Is a Form 12 Included?

A Form 12 is not issued simply because a building has been set out. After the relevant work has been constructed, a separate As-Constructed or boundary-clearance inspection may be required.

Where Mandy has been appointed as a competent person and is satisfied that the relevant aspect of the completed work complies with the building approval, she may issue a Form 12 to the building certifier. In some instances more than one Form 12 may need to be provided as part of the approved conditions. 

An As-Constructed Survey records the position of completed building or construction work and compares the relevant measurements with the approved plans.

The survey can identify variations early and provide the information needed to address any positioning or boundary setback concerns before final certification.

When Might You Need an As-Constructed Survey?

An As-Constructed Survey may be required for:

• A new home or extension
• A carport, garage or shed
• Shifting or raising a dwelling
• A retaining wall
• A swimming pool
• Other structures built close to a property boundary
• Work requiring confirmation by a building certifier or council

Your builder or building certifier will generally advise whether an As-Constructed Survey is required and which parts of the completed work need to be measured.

What Is Involved?

Mandy attends the property and measures the relevant completed work, including its position in relation to the legal property boundaries where required.

The surveyed measurements are compared with the approved plans, and documentation is prepared showing the relevant findings. If a variation is identified, your builder, designer or building certifier can advise whether further approval or rectification is required.

Is a Form 12 Included?

Where Mandy has been appointed as a competent person and is satisfied that the inspected boundary setback aspect complies with the building approval, she may issue a Form 12 to the building certifier.

The Form 12 relates only to the specific aspect inspected. The building certifier remains responsible for the overall inspection and final certification of the building work.