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Axis Surveying

FREQUENTLY ASKED QUESTIONS AND ANSWERS FOR BUILDERS

To help our Builder clients better understand what Surveying Services they need and how Axis Surveys can assist, we have put together a number of FAQ&A.

GENERAL

Q1) What do Surveyors do?

  1. Surveyors are expert at measuring analyzing and presenting information about land and structures on it. Surveyors prepare contour and detail maps, and setout the position of buildings and other structures and Cadastral Surveyors determine property boundaries.

Q2) Why do I need a Surveyor?

  1. Surveyors prepare contour and detail maps for Architects and Building Designers to design new buildings, alterations or renovations from. Surveyors calculate and setout building corners for Builders to build new structures from.

 Q3) What is a Cadastral Surveyor?

  1. A Cadastral Surveyor is licensed by the relevant Surveyors Board to re-establish existing property boundaries and to create new lots. Only a Cadastral Surveyor can determine property boundaries, setout and certify the position of structures in relation to the boundaries, determine “ground level” under a specific Town Plan and certify the height of buildings above ‘ground level”.

Q4) What is the address of your property and has any survey work been done on the site by Axis Surveys or possibly another Consulting Surveyor?

  1. Axis Surveys needs to know if they or another Consulting Surveyor has completed any Surveying Services over the property to ensure we are not re-doing work that may have already been done, and it would be helpful if you can send us copies of any earlier surveying work that you may have copies of.

AT WHAT STAGE IS YOUR PROJECT AT

Q5) Are you in the Design Phase or the Build Phase of Your Project?

Axis Surveys needs to understand at what stage your project is at so we can respond with appropriate advice and possible options. Contact us to discuss where you are at with your project and to work through what surveying services you might need and when you will need them to be done

CONTOUR AND DETAIL SURVEY, “GROUND LEVEL” ASSESSMENT & FLOOD LEVELS

Q6) Is a contour and detail survey “Natural Ground Level” (NGL) as determined by the relevant Town Plan associated with a particular property ?

  1. No, a contour and detail survey only provide the spot heights and land form of a property at the time of survey. Historical searches and an individual assessment must be done by a Cadastral Surveyor at an additional fee to determine “ground level” which forms the basis of building design for Architects and Building Designers.

Q7) Is an Axis Surveys contour and detail survey plan suitable for a builder to quote building costs from?

  1. Yes, most builders are happy to use an Axis Surveys contour and detail survey plan to quote building costs from, as they typically show most of the survey information they will need.

Should the survey information need to be orientated to the boundaries it can be done upon request, usually for an additional cost.

Q8) Is an Axis Surveys contour and detail survey plan suitable for an Architect or a Building Designer to design new buildings or houses or to design alterations or additions to existing buildings?

  1. Yes, most Architects and Building Designers are happy to use an Axis Surveys contour and detail survey plan to design from, as they typically provide most of the survey information they will need. If the Architect or Building designer needs the survey information orientated to the boundaries and other information outside the scope of our normal contour and detail survey plan this can be done upon request, usually for an additional cost. It should be noted that a “Ground Level” assessment is usually done by the surveyor at the same time as the contour and detail survey to ensure the Architect and Building Designer have the correct levels to design from.

Q9) I am raising an existing house up to build underneath or I am adding another story to an existing house where should I start?

  1. Lifting up or adding another story to an existing house will require the services of an Architect or a Building Designer, and possibly a Town Planner. Axis Surveys can assist by carrying out a contour and detail survey that shows the existing landform, the existing floor and roof peak levels and an assessment of “ground Level” under the relevant Town Plan will also be required. Axis Surveys can also assist by checking the design height does not exceed local government height limits, and by measuring and certifying the final “as constructed” height of a new building, alterations or renovations above “ground level”.

Q10) I am concerned that a property that I am carrying out building work on may be flood affected or partially flood affected, how can I check this?

  1. Local Councils can usually provide information of flood levels associated with most properties. Often a Hydraulic or Civil Engineer is required to look at overland flow or flood levels based on the topography of a particular catchment area associated with a property. Axis Surveys can assist by taking levels across properties and checking floor levels in relation to the Australian Height Datum, which forms the basis of most known flood levels.

SITE PREPARATION & EARTHWORKS PRIOR TO SETOUT

Q11) I have an approved set of building plans and want to know what surveying services I might need as part of the site preparation and earthworks prior to setout?

  1. Every site is different, but it is important to know that Axis Surveys can assist with the following services, prior to setout:-
  • Boundary identification survey work to ensure the boundaries are marked before any building work commences on site. This is particularly relevant in older areas or where boundary pegs are missing, and it is important to know that there are typically delays of around 3 to 4 weeks to carry out a boundary identification survey.
  • Calculate and place earthworks stakes and/or offsets to assist the earthworks contractor to get the pad in the correct position and provide level control if needed.
  • Take levels across the pad and prepare a report. This helps to ensure the pad has been constructed to the correct design height and if there is any variance in levels across the pad that may need addressing before building commences. This is particularly important in flood prone areas or where the building heights are critical.

HOUSE SET OUT

Q12) The site earthworks have been completed and the pad is ready for the new house to be set out. How do I arrange for Axis Surveys to setout the house corners I need to start building.

  1. Every builder has their own unique building process and Axis Surveys is usually able to provide our builder clients with the setout points they need on site to be able to build from. The most common setout procedure is as follows :-
  • Our builder clients send us the approved building plans with the corners they want us to setout clearly marked, preferably at least a week before the setout work is required on site.
  • Axis Surveys will go through the approved house plans and ensure the required setbacks are achievable and if there are any issues we will contact our builder clients to resolve any inconsistencies. We then calculate a dimensioned set out plan that clearly shows the points we are setting out on site and we may ask our clients to sign off on our setout plan before going to site.
  • If any additional offset pegs are required, we can include them in the setout plan.
  • A copy of our dimensioned set out plan is left on site so there is no mis-understandings about what points we have set out.
  • Axis Surveys is able to setout positions for bored piers or screw piers, and provide offsets if required. Tell us what you are doing and we can work through how best to mark the points you need to start building on site.
  • Axis Surveys supplies our clients with a setout certificate for what we have setout on site and this may include additional documentation for certification purposes if required.
  • It should be noted that if an “as constructed” plan showing the location of what was built on site is required then we will need to return to site to locate any new structures in relation to the boundaries and prepare an “as constructed” plan.

PINNING THE FOOTINGS OR THE SLAB

Q13) The footings / slab has been poured and I need the brick corners pinned on site so the bricks or other structures can be built in the correct position. How can Axis Surveys help with this process?

  1. Every builder has a specific way of building the slab and what they need Axis Surveys to mark on site.
  • Some builders want the footings pinned with the brick corners so the slab can be poured inside the brick layers.
  • Other builders want us to mark the termite barrier edge so that can be incorporated into the concrete slab.
  • Let us know what you want Axis Surveys to mark on site and we can make it happen.

RENOVATIONS OR ALTERATIONS TO AN EXISTING BUILDING

Q14) I am about to start work on an extension to an existing building. What can Axis Surveys do to help me with this process?

  1. As previously advised it is important to know where the boundaries are and where the existing building sits in relation to the boundaries. Axis Surveys is able to carry out boundary work and prepare a plan that shows the offsets from the existing building to the boundaries and this will help to ensure that any extensions comply with any required boundary setbacks. It is also important that “ground level” be determined to ensure maximum building heights are not exceeded. Let us know what you are doing and we can ensure you get the right information you need before starting building on site.

BUILDING A NEW FENCE OR A RETAINING WALL

Q15) I want to build a new fence or a retaining wall and I am unsure where the boundaries are?

  1. Axis Surveys specializes on re-establishing boundaries of an existing property. The process is called a boundary identification survey, and involves historical survey plan searches, remarking the boundary/s on site, locating improvements on or near the boundary and preparing and lodging a plan with the State Government and notifying affected adjoining owners, as required by law.

Q16) An existing retaining wall along one or more of my client’s boundaries is in disrepair and needs replacement, where should I start?

  1. it is best to engage Axis Surveys to do a boundary identification survey (see response to Q10 above), to locate the visible structures associated with the retaining wall in relation to the boundary/s. It is important to know in which property/s the offending retaining wall is located within, as typically the responsibility lies with the owner/s of the property/s where the wall was built.

SUBDIVISIONS, UNITS & TOWN HOUSE DEVELOPMENTS

Q17) I have a client who has a larger lot that they think might be suitable for subdivision, where should they start.

  1. Axis Surveys, in conjunction with our team of associated consultants can help your client to determine if their property may be suitable for subdivision (also known as reconfiguring a lot). Axis Surveys role is mainly to locate existing structures on site in relation to the boundaries and in consultation with our preferred Town Planner we prepare a suitable subdivision proposal plan for submission to council.

Once council approves the subdivision, Axis Surveys can assist with guidance during the subdivision process all the way through to preparing the final survey plan for “sealing” or approval by council and the registration in the Department of Resources and the issue of new titles.

Q18) I have a client who has an existing block of units or I am building a new block of units for a client and they want to know how to create individual titles for the units so they can be sold off separately.

  1. Axis Surveys can assist in the process of strata titling an existing block of units or a new block of units in conjunction with our team of associated consultants. We can also assist in the preparation of the survey plan and follow the strata titling process through with council and the Department of Resources to help achieve the registration of the survey plan and the issue of the new titles.

Q19) I have a client who has a larger lot that they think might be suitable for a town house development, where should they start.

  1. In conjunction with our team of associated consultants Axis Surveys can help your client to determine if their property is suitable for a town house development. Townhouse developments typically have a lesser standard of roads and services than a standard subdivision and are designed to share services within a community title scheme to reduce costs. Contact us to discuss your particular project and to go through what options may be available to your client for titling on a particular site.

Q20) I have a client who is looking at developing a property and needs help with the process.

  1. Axis Surveys, in conjunction with our network of preferred consultants, can provide desirable outcomes for all types of developments, including subdivisions, boundary re-alignments, multi-unit dwellings and town houses, and industrial and commercial developments. Simply call us for more information