Survey Fees are usually Time & Costs. (See also Terms of Contract under Glossary). Subdivisions generate costs generally in accordance with the attached SubCosts.jpg to the right. Note any unintentional damage to underground services are the responsibility of the instructor. Dial Before You Dig requests should be made by the instructor if concerns are apparent re this clause. Surveys requiring Registration can only be undertaken by Authorised Registered Surveyors. We employ such surveyors to undertake this type of Survey.
Estimates given do not include GST or Lands Titles Office or Search Costs: Estimates are just that, an estimate of the costs involved. It is difficult to be precise as the time involved is not apparent until on site. Some more recent boundary sites can have costs estimated to the point of being quotes.
Please note there is no Boundary Survey that generates fees less than $2500 + gst, most titles created within the last 20 years would cost at least $2500 + gst but all Remark & Identification Surveys are subject to Survey Methodology and the rules of Boundary Re-establishment (see Survey Directions, 14-Sept 2018 and Boundaries and the List) which can result in substantial increase in fees. Older parent surveys, travel, slope and vegetation effect survey costs. Fees are derived from time and costs + {Search costs + time on Pre Field Calcs (see web page)} + gst where applicable. See also Fees Variation Surcharge.
Fees are due and payable on rendering of the invoice or account to the client. Payment by Direct Transfer is preferred to
- · buy the Search info from the LTO
- · undertake office calcs and upload to the Data Recorder
- · Come to the site and locate old survey marks
- · Orientate the Data Recorder information to the field evidence
- (this is the big unknown because existence of evidence is linked to age of the most recent applicable survey)
- · Connect to Map Grid of Australia co-ordinates & transform the job
- · Place pegs as required
- · Draw a Plan to a set standard and lodge at the LTO
*Obviously if some corners or boundaries have increases in vegetation, slope or other physical restaints then further costs may apply. It should be noted that estimating survey costs with a view to negating the need to later amend the costing should involve the purchase of Survey Search, investigation of same and a site visit. Occasionally the Survey Search and availability of survey evidence makes a nonsense of the estimate and further discussions and arrangements are needed with the client.
BOUNDARY SURVEYS require the purchase of information (search) from the Lands Titles Office. Upon instruction, this information is purchased (over the net) and is added to the costs of the project. See Additions to Fees. Surveys that are lodged at the Lands Titles Office generate a fee as per 'Fees of the Lands Titles Office'.
Can only be undertaken by Authorised Registered Surveyors. We employ such surveyors to undertake this type of Survey.
Boundary Survey costs are directly related to:
1. The age and proximity of the most recent adjoining surveys and the survey marks that may or may not still exist. The older the most recent survey, the less likelihood that survey marks from that survey still exist. Unfortunately, the existence of such marks cannot be confirmed until the survey is under way.
In many cases there are NO marks left in the vicinity. This then requires the surveyor to survey to out lying corners to either find additional old marks OR to utilise other further afield evidence to satisfy himself the land that his client is entitled to. Please also read Boundary Redefinition Methodology here or below.
2. The slope of the land.
3. The extent and thickness of the vegetation. Note that surveys by GPS require reasonably clear access to the sky. See Fees Variation Surcharge.
4. The proximity or otherwise of Map Grid of Australia (MGA) survey control marks. (we are required by law to connect to such MGA control). These are red coloured ‘brass plaques’ placed at random throughout the state.
5. All surveys that involve the placement of survey marks MUST be registered at the Lands Titles Office by means of the preparation of a Plan and lodging of same.
6. See notes below concerning Boundary Redefinition for reasons why estimates are sometimes exceeded & Survey Methodology for an explanation of why we do what we do!
Another option (to possibly come up with a better estimate) is to spend some money now on a search of the survey information to determine the age of adjoining surveys + MGA locations etc. This information belongs to the client.
Boundary Redefinition: The surveyor is responsible by State Legislation to ensure the integrity of the State Cadastre. He\she has delegated authority to undertake boundary definition within the State to a specified standard.
Sometimes, within the course of a field survey, it becomes apparent that there is a problem or a particular aspect of his\her survey that requires further investigation and clarification.
This may only be apparent once the surveyor enters the field to undertake his\her survey. Consequently, in some cases, estimates are exceeded in the course of the surveyor carrying out his\her resposibilities as described in the relevant Acts.
We will always attempt to contact the client from the field to explain this situation if it arises and the reason for the increase in estimated fees. In some cases such increases can be quite onerous.
Please Contact us if you have any queries in relation to this matter.
Survey Methodology: Surveyors must comply with those matters listed in Check List for Surveyors.
Historically, surveyors entered the field with pack horses, a cook, camp equipment, someone to look after the horses, 5 chainmen, some axemen and most likely a survey assistant or two. Field work represented 95% of the time involved and therefore the equivalent percentage in the final fee.
We have been gradually working towards a situation where now with such ‘tools’ as GPS (note not always the total solution) we spend 50% of the time in the field and the remainder in front of the computer. Boundary Surveys & solutions by GPS require very good preparation and uploading of resultant data to the GPS Data Recorder.
GPS is simply another, quicker way of measuring. It does not supply a magical solution to boundary issues but allows the surveyor to more quickly seek solutions in the field, if he\she is well prepared. His\her expertise is still required to form an opinion of the boundary entitlements in accordance with accepted practice (best available evidence).
Some regulations that come into play when boundaries are under survey are:
(A) The surveyor must form an opinion of the location of the end of a boundary line if attempting to place a mark along the boundary line (ie a line peg).
(B) The surveyor must connect into to adjoining boundaries by their surveys or the best available evidence to ensure that adjoining properties maintain their entitlements.
(C) Best available evidence may mean, due to lack of information or evidence, that the surveyor must measure further afield to come to a ‘best’ opinion. Note that ‘further afield’ can mean either further ‘away’ in distance or further back in time and age of surveys to come to a considered opinion.
(D) Measurements are not necessarily what boundary definitions are about. A quote from A G Foxhall’s Handbook for Practising Land and Engineering Surveyors:
“In the absence of evidence to the contrary the following is the order in which different methods of definition should be adopted, subject to abnormal conditions:
(1) Natural features, such as rivers, cliffs etc. Note see our section on Ad Medium Filum.
(2) Original marking of grant boundaries, road surveys, alignment or resumption surveys.
(3) Monuments and abutments.
(4) Original marking of private surveys.
(5) Occupations.
(6) (Lastly, and least satisfactory and only to be adopted when the previous methods do not apply) measurement.
This order is not arbitrary,……”
Measurement is a ‘tool’ used by the surveyor to assist in forming his\her opinion of a boundary. Once he\she has formed an opinion the surveyor then must mark and reference his\her survey and provide appropriate measurements on a plan lodged with the Recorder of Titles. The need to undertake new survey measurements to a certain accuracy (as set down by legislation) and prepare a plan is to ensure that in future, the then surveyor can rely on those measurements and plan to assist in redefining the relevant boundaries.
STRATA TITLE SURVEY and Strata Schemes & Master Plans costs are dependent on the number of units AND the number of floors involved (and the number of stages if a staged scheme). For general information on Strata Subdivision please read Strata Discussion in General (note when re-directed to the "S" section scroll down and click on page "2" to find Strata Discussion in General). In addition, if the title is a Sketch By Way of Illustration then a conversion survey to create a Torrens Title will be required, together with the necessary Lands Titles Office fees. With a Strata Survey, the surveyor certifies that the buildings are within the title boundaries; it may be necessary for the surveyor to undertake at the least an Identification Survey and quite possibly a Remark Survey to register his opinion of the boundaries and support his Strata Certificate. Strata Title Surveys require the purchase of information (search) from the Lands Titles Office. Upon instruction, this information is purchased (over the net) and an account generated and sent to the client for immediate payment. Strata Surveys are lodged at the Lands Titles Office and generate a fee as per 'Fees of the Lands Titles Office'. Can only be undertaken by Authorised Registered Surveyors. We employ such surveyors to undertake this type of Survey.