Site surveys and survey types

Site surveys

The architect should instruct licensed surveyors for the work and ensure that the client understands that all responsibility for the survey is borne by either the client or the surveyor.

It is desirable to state the purpose for which the survey is needed and essential to clearly define the information required and to give the surveyor adequate information to identify the site.

The client should provide the full title reference in accordance with the reference system employed by the Lands Title Office in the state or territory concerned. The street name, locality and the owner's name are not essential but would assist the surveyor in the work.

The process of checking the legal description and limitation of title against actuality is one of the major functions of the surveyor. The architect should not assume this has been done if the surveyor has only been instructed to prepare topographical information.

The establishment of excesses or deficiencies in site area may substantially affect the design potential, prevent accidental encroachment beyond boundary or building line and allow full site utilisation as permitted by the authorities and as may be sought by the client.

It is important to note that existing survey-practice regulations do not require surveyors to report any or all encumbrances, encroachments and the like, nor to report location, size and direction of any subterranean pipeline unless specifically requested.

Encumbrances are not limited to those endorsed on the title deed and can be affected by:

• the property owner
• government departments
• local government bodies
• authorities controlling services

The client must decide the extent to which the search is to be made, based on advice from a legal adviser, the surveyor and the architect.

Where easements for service lines exist within or adjacent to a site the surveyor must check the actual relationship between the service lines and the boundaries of the easement before the full significance of the easement can be determined.

Where topographical information is needed, particularly levels, the surveyor should be instructed clearly as to:

• the extent of levels and other details – it is sometimes desirable to ascertain not only the details within the site but also beyond the boundaries; the architect should determine whether this is necessary to give a full picture of conditions that may affect design
• the grid at which levels are to be taken
• the datum of level to be used – in NSW this is mostly required by local authorities to be Australian Height Datum
• the scale of drawing required

Because most local authorities relate controls for land use directly to site area, size and levels, the surveyor must be involved with each project as a member of the professional consultant team. The surveyor's contribution beyond the initial compilation of site information can be significant and may include:

• confirming area calculations for site area, gross building area, lettable area, coverage performance
• checking set-out plans, particularly on irregular sites
• where strata-title applications will or might apply, checking the design to ensure that they can be readily achieved
• providing the necessary survey information for certificates of compliance and similar which may be required at completion
• assisting in the registration of strata titles, rights of way, easements and the like which may be associated with the project

The builder might also choose to engage the same surveyor to do site set-out and construction check surveys. This would not limit the builder's responsibility but would at least reduce:

• duplication of effort
• failure to recognise critical controls
• disputes involving divided responsibility in that area of activity

All surveyors are now making surveys available as CAD files. For some of the issues that may be encountered in providing and receiving CAD files, see Electronic Data Transfer.

Typical detail survey instructions

The survey is to be in pdf and dwg (AutoCAD or equivalent CAD file) format and transmitted electronically ie by email or via project management platform. Please allow one review by the architect prior to issue of the Final Survey. It must be inclusive of but not limited to:

Subject Property:

• site boundaries and site area
• outline of existing building footprint including wall setbacks on all levels e.g., verandas; external features and structures including stairs, sheds, paths, swimming pools, fences, garden walls;
• roof geometry including ridge height and extent, location, level and width of eaves, gutter levels and parapet levels, chimneys, aerials and any other roof fixtures;
• location, width, sill height and head heights of all external windows and doors;
• balustrade heights;
• all levels to AHD including finished floor levels, levels at corners of building footprint;
• spot levels around site, top of wall/fence heights and levels at perimeter of site, inside and immediately outside the boundary; and also to define significant site features such as rock shelves, boulders, etc
• contours at 0.5m intervals;
• true north point, address, Lot and DP, site boundary dimensions and bearings and site area;
• affecting rights, covenants and easements;
• landscape features including all tree positions on the subject site and adjoining sites near side and rear boundaries. Measure heights and spread of canopies, level of bases;
• location of downpipes, location and invert levels of stormwater outlets;
• visible services including locations of mains gas, electrical and water meters and telecommunications;
• location of main sewer line, yard gully and inspection points;
• connections to street services including hydraulic and electrical;
• inclusion of all ‘Dial before you Dig’ information (please forward relevant pdf documents);
• internal walls, floor levels, steps, doorways, windows and any other significant internal openings of house on site.

Adjoining properties:

• outline footprint of buildings and structures on adjoining sites including wall setbacks on all levels eg. verandas etc;
• roof geometry including ridge height and extent, location, level and width of eaves, gutter levels and parapet levels of adjacent buildings;
• location, sill / head heights of all existing windows of adjacent buildings facing the site);
• site description including street number, Lot and DP.

Survey types

Identification surveys

• generally required by intending purchaser or mortgagee also for issue of certificate of compliance or similar
• required before completion of purchase or during financing of building, due to mortgage or selling
• identifies improvement with title deeds and, amongst other things, ascertains if building complies with local government act ordinances, covenants etc, and if it is affected by easements
• required, in NSW, for issue of a Building information Certificate and/or Occupation certificate.

Alignment surveys

• to define boundaries
• required prior to building or to satisfy adjoining owners as to boundaries
• ascertains whether full title dimensions are available and, hence, the available site area.

Detail surveys

• to gain topographical and/or detail information requested
• required prior to designing improvements or erection of building
• ascertains levels of and adjacent to site, and location of trees, cliffs, banks, obvious services, existing and adjoining buildings if required and their horizontal and vertical relationship to the boundaries.

Set-out surveys

• to mark centre lines, building lines, column positions, storey heights, building heights, etc
• required before and during building construction
• provides for satisfactory control of erection of building.

Subdivisional surveys

• to gain separate title and ownership of separate parcels
• required prior to sale of land
• produces a deposited plan of subdivision for registration.

Engineering surveys

• to gain information for design of roads, drainage systems, accesses, carriageways
• required prior to designing and construction and/or before purchase of land
• obtains topographical information affecting design.

Ground control for aerial surveys

• levels and measurement between silent features
• required prior to plotting detail from aerial survey
• determines scale and orientation of aerial photograph.

Strata subdivision

• to gain separate strata titles
• required on completion of home unit building or conversion of building held under company title
• shows area and unit entitlement of each lot and shows land owned solely by each unit holder.