Buying, building, or renovating land can be costly, stressful, and time-consuming. To make the process smoother, you may need professional help from a licensed land surveyor. While not the most exciting part of any property project, a land survey can help you avoid boundary disputes, discover legal and physical constraints on your land, and generate the data you need for council approvals and construction works. Surveyors have different levels of experience and specialisations, and the survey you receive will only be as good as the provider.
So how can you be sure you are hiring the right one for the job? To save yourself time and money later on, it is worth asking a few questions to get a feel for whether your surveyor understands your needs and will deliver accurate, usable results. Here are the five most important questions to ask before signing the contract with your land surveyor.
- What type of survey do I need?
A land survey is not a one-size-fits-all service. While all legal boundary work in Queensland is performed by a licensed cadastral surveyor, there are multiple types of surveys and specialisations within that field. Location surveys are more general, mapping out the features and elevation of a site, while others such as subdivision plans and cadastral surveys are more focused on the boundary and legal description of the land. These surveys are different not just in price but also in terms of what information and data they provide.
The type of land survey you require depends on your particular situation. A boundary or identification survey may be all you need for building a fence or renovating near the property line, but construction work on a development or larger building project is more likely to require a contour and detail survey or a subdivision plan. Ask the surveyor to explain which type of survey they recommend based on your situation and what exactly it includes.
Make sure you’re not paying for a service you don’t need but also ensure that the survey won’t leave out crucial information that could trip up your plans.
- Are you licensed and experienced with my local council’s requirements?
In Queensland, only licensed cadastral surveyors can conduct legal boundary surveys. While other surveys such as topographic, location, or engineering surveys may be performed by unlicensed land or civil surveyors, these generally don’t include the legal dimensions and descriptions required for boundary establishment and property transactions. Check your chosen surveyor is qualified for the type of work they are quoting for.
Council areas can also vary significantly in terms of planning overlays, regulations, and required paperwork. Surveyors who specialise in or frequently work within Brisbane and surrounding regions will be more familiar with council requirements, what information is expected in documentation, and how to present it in a way that will likely be approved first time. This is especially important if you are building in a zone with special considerations or have a complex property type, such as flood-prone land. Surveyors Brisbane has helped many clients successfully navigate the planning framework of Brisbane City Council with accurate surveys and local knowledge.
- How long will the survey take, and when will I get results?
Time is money in property development and construction, so you don’t want survey work to unnecessarily delay council or building applications, contractor or builder work start dates, or any other aspect of your project. Don’t assume that your surveyor will start work or produce a report or plan immediately – make sure you get a clear idea of how long they will take and the timeline they offer upfront.
Turnaround times can vary based on factors like site size, the complexity of the job, and the surveyor’s current workload. Ask how long they will take and whether it suits your schedule and needs, including whether they are familiar with handling urgent or same-day requests if required.
- Will you place physical boundary markers on the site?
Some surveyors may not place pegs or physical markers on-site unless specifically requested. These pegs may be useful for your purposes if you plan to build a fence, install retaining walls, or do earthworks near or on the property boundary. Marking out the site can help avoid accidentally encroaching on neighbour’s land or costly building mistakes.
Ask your surveyor whether they will physically place boundary markers on-site and for how long. This final step can help provide peace of mind and precise reference points for any construction works.
- What does your fee include, and are there any hidden costs?
Land surveys come in various levels of quality and detail, so a professional survey should include more than just raw data and raw pegging information. It should come with a comprehensive plan or report, not just measurements and notes. Ask exactly what is included in the cost, whether council-compliant plans, digital data, or additional site visits are included, and whether the provider charges separately for filing plans with the Titles Office, follow-up work, or legal assistance in case of a dispute.
You may also want to double-check whether the fees include GST and what happens if the site turns out to be more complicated than first thought. A professional surveyor should provide an itemised, clear quote that allows for easy comparison with other providers and ensures no nasty surprises later on.
Conclusion
Your land survey is more than a piece of paper required for a council application or legal transaction. It should be a useful reference and source of reliable information you can use to protect your property, inform your project plans, and proceed with confidence that you are not getting in over your head or breaking any rules. Asking the right questions will help you hire the right professional who understands your goals, meets all legal requirements, and gives you exactly what you need.
It’s worth taking the time to find a surveyor who clearly communicates, works efficiently, and has a good reputation in the area. Your property and project deserve nothing less.
