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Axis Surveying

FREQUENTLY ASKED QUESTIONS AND ANSWERS FOR LANDOWNERS

To help our 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. Only a Cadastral Surveyor can re-establish boundaries of existing properties and create new boundaries as part of the land subdivision process. 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 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

Q4) Are you in the Design Phase or the Build Phase of Your Project?

  1. Axis Surveys needs to understand at what stage your project is at so we can respond with appropriate advice and possible options.

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

Q5) 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 NGL which forms the basis of building design for Architects and Building Designers.

Q6) 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.

Q7) 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.

Q8) I want to raise my house up to build underneath or I want to add another story to my 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 a Builder 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”.

Q9) I am concerned that a property that I am looking to purchase may be flood affected or part of my existing property may be 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.

BUILDING A NEW FENCE OR A RETAINING WALL

Q10) 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.

Q11) An existing retaining wall along one or more of my boundaries is in disrepair and needs replacement, where should I start?

  1. Before going to see a Lawyer, 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

 Q12) I have a larger lot that I think might be suitable for subdivision, where should I start.

  1. Axis Surveys, in conjunction with our team of associated consultants can help you to determine if your 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.

Q13) I have an existing block of units or I am building a new block of units and 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.

Q14) I have a larger lot that I think might be suitable for a town house development, where should I start.

  1. In conjunction with our team of associated consultants Axis Surveys can help you to determine if your 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 you for titling on a particular site.

Q15) I am looking at developing a property and need 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

LEASE SURVEYS  

Q16) I have a property or a building that I need to prepare a lease plan for, can Axis Surveys do lease plans.

  1. Axis Surveys have a wealth of experience in preparing many different types of leases from small sub-leases to shopping centres. Most leases require connection to the boundaries with individual office or shop leases being the most common. A lease of land requires the preparation of a formal survey plan, and may require the approval of the local authority. Contact us to discuss your leasing requirements and to make sure you get the right lease for your purposes.

EASEMENTS AND COVENANTS

Q17) I need to create an easement or a covenant within my property or within an adjoining property, where should I start.

  1. An easement or covenant is an area of land that generally covers only part of a lot and is registered on the title. In most cases they restrict what can and can’t be done over that part of the lot. Most common easements are for access to or from new or existing lots, for services, for drainage or overland flow. Covenants are more likely to be used for environmental purposes involving local or state government. Axis Surveys is able to assist with any easements or covenants and can work with your legal practitioner or suggest one who can arrange for the required legal documents to be prepared.