What are your fees?

We generally charge fixed price fees based on the hourly rate it will take our team to complete your survey and plan. When we quote your your survey, we take into account many variables including:

Age and density of your area

Available survey information about your property

Your project requirements.

For every potential project, we provide a free, no obligation fee proposal outlining all the steps and costs involved. Once you complete your Quote Request Form we’ll usually send you a fee proposal within 3-4 working days.

How long will you take to do my survey and plan?

Our team will usually deliver your survey plan within three weeks of receiving your survey fee acceptance letter.

Site Survey – We’ll aim to be on site to perform your survey within approximately two weeks of getting your letter.

Survey Plan – Back at the office, our team of Licensed Land Surveyors will thoroughly review the survey data. Our drafting team will carefully draw up your plan ready for checking by the leading surveyor. Within approximately three weeks of receiving your acceptance letter, we’ll provide your plan to you as a PDF file.

To help us book your site visit promptly, we’ll ask you for:

1. Contact details for access to the property – If your site is tenanted, we’ll need your property manager’s details to arrange access.
2. Access details – If your site has locked gates, we’ll need to arrange access with you.
3. Site safety – Are their dogs on site? If so, they’ll need to be restrained or off site before we visit.

What’s the difference between a land surveyor and a building surveyor?

As Licensed Land Surveyors, we’re qualified to measure and map your land to determine your boundaries, exact location of all structures and surrounding properties, as well as topography, slope and geographical features of your land.

A building surveyor’s role is to make sure your construction follows building laws, codes and construction standards.

Depending on your project and your land, you may need to engage both a land surveyor and a building surveyor. For your protection, we encourage you to check that your land and building surveyors are both licensed and insured.

At Smith Land Surveyors, we are experienced Licensed Land Surveyor, registered with the Surveyors Board of Victoria. We’re fully insured and will provide our certificates of currency on request.

Complete your Quote Request Form today for a detailed fee proposal.

Do you do soil testing?

No, we don’t offer soil testing as a service at Smith Land Surveyors. You can find soil testing contractors in the Yellow Pages under ‘Soil Testing and Investigation’ or you can contact us and we’ll be happy to refer you to one of our engineering contacts.

What is SPEAR?

SPEAR stands for Surveying and Planning through Electronic Applications and Referrals. SPEAR is a free web-based platform designed and created by the State Government of Victoria to allow subdivision planning permits and certification applications to be processed and monitored online.

SPEAR users include Victorian councils, land surveyors, solicitors/conveyancers, referral authorities and members of the public (basic information only). Your application can be accessed by any authorised user at any time.

Our subdivision team are trained SPEAR experts who use the system on a daily basis to lodge and co-ordinate your development planning permit and certification of subdivision applications.

For further information visit the SPEAR website.

Why do I need a conveyancer/solicitor?

As Licensed Land Surveyors, we’re qualified to prepare and submit your new plan of subdivision with council.

After council approves your application, you’ll need to lodge an application with Land Use Victoria to legally change title particulars. The application process is complex. We recommend you engage a legal representative (solicitor or conveyancer) to prepare and lodge your application documentation, and monitor its progress at Land Use Victoria until your new titles are issued.

As your Licensed Land Surveyors, we will liaise with your legal representative (usually via the SPEAR online platform) as your application nears lodgement stage.

What’s the difference between a building permit and a planning permit?

Most land development projects will require both a building permit and a planning permit. They’re separate legal documents you obtain prior to making changes on your land.

Planning permits authorise the use and/or development of your land (for example, subdividing land, constructing or altering a building, or starting a new use on your land).

Building permits refer to the construction method of your building or development. You must get a building permit prepared by a building surveyor before starting any construction works.

How do I know if I can subdivide my property?

There’s no simple answer. A number of planning regulations as specified by clause 56 of the Planning and Environment Act 1981 limit your ability to subdivide your land and the type of subdivision you can undertake. The most common regulations relate to:

1. Your land size
2. Your land zone and overlays
3. Building envelopes
4. Your neighbourhood character and local development history

Submit your Quote Request Form today and our team of subdivision consultants can investigate your land to determine the potential to subdivide and what type of planning permit application you’ll need for your project.

What’s the difference between a land subdivision and a building subdivision?

To divide your property into two or more new parcels you’ll need to submit a plan of subdivision to council for approval. Your plan of subdivision can be used to create new parcels including lots, roads, reserves or common property.

There are generally two types of subdivisions that can be shown on a plan of subdivision:

Land Subdivisions show boundaries between lots marked by permanent survey marks on both rural and urban land parcels. Backyard subdivisions, broad acre estate developments and multi-lot residential developments all fall under the umbrella of land subdivision.

Building Subdivisions (formerly known as strata plans) show the boundaries between lots from a fixed structure such as a wall, floor or ceiling. They are commonly prepared for apartment buildings and are often used at a smaller scale for multi-storey developments.

Your project requirements will dictate the type of subdivision you’ll need. Contact Us to get your subdivision moving.

What costs are involved in a land subdivision?

You need to consider many different costs when budgeting for a subdivision. The costs can vary significantly depending on the type of subdivision and the number of lots you’re planning to develop.

Click here to see a list of potential fees to consider for a straightforward two-lot subdivision

Depending on the type of subdivision you undertake, you may also need to contribute to infrastructure such as:

• Car parking
• Landscaping, footpath and road construction works
• Provision of private open space, reserves or parkland

What is a planning permit?

A planning permit is a legal document that must be granted before you begin the development and/or change of use of your land (for example, subdividing land, constructing or altering a building, or starting a new use on your land).

All planning permits allow for specific changes. You must adhere to the allowances provided by the permit and satisfy all conditions that apply to the permit. Depending on your project you may need multiple planning permits that allow for different changes to your land.

As an example, a planning permit generally has the following information:

Good to know:

If your planning permit application is approved, you’ll receive a written permit with a list of conditions to be met and an accompanying set of stamped plans.

All planning permits have an expiration date specifying the timeframe for all conditions on the permit to be met. You need to keep a close eye on the progress of your project.

A planning permit does not relate to the method of building construction. For this, you’ll need a building permit from a building surveyor.

If your project requires a planning permit, a building permit will not be issued before the planning permit is issued.

When do i need a planning permit?

You will need a planning permit from your local council if you plan to either change the use of your property or proceed with any development on your property. As Licensed Land Surveyors, we are often involved with planning permits for:

Subdivisions – You may need a planning permit to obtain new titles to subdivide land. We refer to these planning permits as subdivision permits.

Variations to titles – You may need a planning permit to make any changes to your existing title such as covenant/easement removal or amendment/consolidation of titles.

Developments/construction – You may need a planning permit to build more than one dwelling on a lot.

Not sure? The best place to start is the town planning department at your local council. Or you can contact us and we’ll be more than happy to guide you in the right direction.

Which planning permit do I need?

All planning permits allow for a specific change in use or development of land. Your project requirements will dictate the allowances on your planning permit.

As Licensed Land Surveyors, we regularly come across planning permits that allow for:

1. Development – construction of X dwelling(s) or construction of second dwelling
2. Subdivision – of two or more lots, generally in accordance with the endorsed plans
3. Variation/Creation/Removal – of covenants and easements

Need help? Get in touch with our team to discuss your project and we’ll help you on your way.

Why do I need a subdivision permit if I've already got a development/construction permit?

Already have a development/construction permit? That’s great, you’re almost there! However, a planning permit to develop your land only accounts for the permission to proceed with the construction of the dwelling(s) on your land, this doesn’t include creation of new titles.

If you plan to sell those dwellings separately, you’ll need a plan of subdivision to split the property into new titles. Subdivisions change the dimensions of your land in relation to your original planning permit for development (aka development permit). You’ll need a second planning permit to allow for the subdivision changes.

As a guide, planning permits usually include the following:

Planning permits for Development/Construction:

1. Amended plans (if required)
2. Endorsed plans
3. Conditions prior to works commencing
4. Stormwater management
5. Conditions prior to the occupation of the dwellings
6. Special building overlay conditions
7. Street tree removal
8. Expiry
9. Notes

Planning permits for Subdivision:

1. Endorsed plan
2. Stormwater management
3. Servicing authorities
4. Conditions prior to certification
5. Conditions prior to Statement of Compliance (SoC)
6. Expiry
7. Notes

As Licensed Land Surveyors, we’re qualified to apply for your planning permit to subdivide. Contact our subdivision team to get your application started!

If council rejects my permit application are my fees refunded?

At Smith Land Surveyors, we’ll work with you to review the feasibility of your project prior to submission of your application to reduce the risk of rejection by council. If we believe your application won’t get over the line, we’ll advise you against proceeding. Despite our best efforts, we can’t guarantee council will approve your application. In the case of a rejected application, we’ll provide you with a pro-rata invoice from the original quoted amount for the work we’ve completed to date.

In the unfortunate case of a rejected application, council will not refund your application fee. The application fee includes the cost of considering your application regardless of whether it’s approved or not.

When do you come back and peg my site?

During the subdivision process we allow for one site visit to mark your boundaries. We’ll work with you to determine the best time to do this according to your project. For example, some projects require marking prior to fencing at the start of the subdivision, while other projects can wait until they’re ready to have the plan of subdivision certified.

Do I have to deal with council and referral authorities?

As Licensed Land Surveyors, we’re qualified to submit your application for subdivision to council. We research, prepare and submit your application, then become the intermediary between you and council in relation to the application.

Once submitted and your planning permit has been issued you have 2 options:

DIY Project Coordination

You choose to manage all the conditions on your planning permit yourself (excluding the licensed surveyor’s related conditions). Most of our clients choose this option as it’s most cost effective; it will only cost your time. This will include talking to council and referral authorities, completing required forms, and making payments and follow-up calls until the conditions on your permit are satisfied. There may be decisions along the way that only you can make and are out of our control.

Smith Land Surveyors – Project Coordination service

We manage most of the conditions listed on your planning permit and liaise with council and referral authorities on your behalf. At times you may still need to liaise directly with council yourself to discuss decisions that need to come from you as the client. We’ll be sure to let you know exactly what’s required. This service attracts an hourly rate fee. To view the scope we cover for this service, please go to our Project Coordination Service page.