The cost of land surveying can vary depending on a number of factors such as the size, type, and location of the land being surveyed. This guide provides an overview of the cost of land surveying in Brisbane and how to estimate the cost of surveying services.

What is a Land Survey?

Land surveying is the process of using exact measurements to establish the existence of and the separation between parcel locations on a site. Locating, describing, and mapping these points will determine land borders and dimensions of the property lines.

The outcomes of a land survey can be used to estimate the value and tax liability of a specific piece of property. It can also help in preparing the land for construction by recording current geographic and man-made features.

On the other hand, legal disputes about property boundaries may be resolved through a land survey. In the land recorder’s or tax assessor’s office of your town or municipality, copies of land surveys for nearby properties are often kept on file.

Cost of Land Survey in Brisbane

The cost of land surveying in Brisbane ranges from $85 to $95 per hour. However, the cost can be affected by a variety of factors, including the size, shape, and location of the land, among others.

On the other hand, there are several types of land surveying and each cost varies. Here are the different types of surveying and their corresponding average costs.

Type of Land Survey	Average Cost
Boundary Survey	$155 per hour
Construction Survey	$1,000 to $1,500
Location Survey	$300 to $950
Site Planning Survey	$365 to $500
Subdivision Survey	$2,000 to $10,000
Topographic Survey	$400 to $1,500
Re-establishment Survey	$340 to $670
Property Survey	$415
Mortgage Survey	$100 to $600
Fence Survey	$400
Geological Survey	$450

Factors That Can Affect the Cost of the Land Survey

Surveyors base their fees on a variety of elements covering everything from size to the characteristics of the land. Below are some of the most important factors to consider when planning to undertake a land survey.

1. Survey Type

One of the main factors that can influence the cost is the type of survey that will be conducted. The type of survey will determine what equipment is needed and the amount of time it might take to get the job done.

2. Land Size

The size of the property that needs to be surveyed affects how long it takes to measure its boundaries. The bigger the property is, the cost of the land survey would likely cost more.

3. Location of the Property

The distance a surveyor may have to travel to get to the property from their workplace has an impact on costs. A farther distance also suggests that the surveyor could have to spend more on gas and that it might interfere with other clients.

4. Shape of the Property

If your property has a unique or unusual shape, it may cost more to survey because it might take longer to determine the borders. The survey costs for square-shaped land are often lower than for properties with irregular shapes.

5. Research Required

How much research will be done contributes to the overall cost of the survey. It may cost more if it requires extensive historical, topographical, or resource-based research.

Surveyors may also need to physically visit record offices to access land deeds. It will take time and effort to search through county-specific filing systems, which surveyors would charge you for.

6. Seasonality

Another factor that affects the cost of the land survey is the season. When the weather is severe, measuring the property is more difficult and requires specialized equipment. As a result, the cost of the survey would probably increase.

Hiring a Land Surveyor vs. DIY Survey

Preventing disputes over property lines is one of the main purposes of a land survey. For instance, a neighbor’s fence or buildings could be on your land or vice versa, without your knowledge.

A land survey is one way to resolve such issues, but it can be a labor-intensive and challenging task. You should set a budget if you plan to hire a land surveyor but you can survey the land yourself if you don’t want to pay for it.

Keep in mind that a DIY land survey won’t offer you the same advantages as a professional one. Only the latter are accepted as valid documents in court.

Hiring a land surveyor can also give you access to information like easements and right-of-ways that would be difficult for you to obtain on your own.

With all of these, it’s recommended to hire a professional land surveyor. With their services, you’ll have an accurate survey, allowing you to know precisely where your property legally ends and the neighboring land begins.

Steps in Conducting a DIY Land Survey

A land survey is done to determine where the property’s boundaries are located. If you want to conduct a land survey yourself, prepare to do a little bit of research, measurement, and fieldwork. Here are the steps on how to conduct a DIY land survey.

1. Get Your Property Documents

In order to locate the legal borders of your property, have at least one legal document that outlines your land. The deed to the land has legal descriptions of the boundaries.

A plat, or surveyor’s map of your property, can also be used as a basis for your survey. The plat shows an actual map with the boundaries of your land and the surrounding areas.

However, finding a plat for your property could be challenging or impossible. They can be incorporated into the deed or they might be listed in the records of your county or city. To see if these records are kept there, check with your town or county hall. 

If you have trouble finding a plat, look at those for nearby properties. With this, you are able to recognize common boundaries of other surrounding land. But take note that not all of the land has been surveyed and an old map can be an unreliable source.

2. Understand the Content of Your Property Documents

The plat is pretty easy to understand. It displays the locations of markers and boundary lines as well. Occasionally, it includes other useful information like coordinates or triangulation data.

On the other hand, the legal description of the deed to the land can be more difficult to understand. For instance, it might use a metes and bounds system to describe the boundaries of the property.

3. Have the Necessary Tools

A land survey involves measuring distances from one point to another. Along with the proper documentation that will serve as a basis for determining boundaries, you’ll also need the right tools to do the job effectively.

The following are some simple tools that you’ll need when conducting a land survey.

• Compass
• Long tape measure
• Colorful flags or poles 

4. Find a Known Corner

You’ll need a starting point in order to begin your survey procedure. Legal descriptions typically include a starting point to measure from. For instance, it might start at a tree with a direction like 40 feet SE of the road.

You can find this point on your land by looking for a marker in the area mentioned. As an alternative, you can find a starting corner using coordinates and maps.

There are free online map resources that you can use to find a starting point such as Google Maps and USGS topography maps. Such tools can give you an aerial map of the area. 

Nonetheless, you shouldn’t rely on using landmarks like trees, fences, or rocks because they could have been moved over time.

5. Begin at the Known Corner

After finding the known corner, look for a property marker on that spot. Meanwhile, with the information that you have, you can mark the corner by yourself if there isn’t an existing marker.

When identifying markers, make sure that what you have discovered are actual markers. They could not be what you are looking for if they don’t exactly fit your map or the description of your deed.

6. Find Where the Next Corner Is

Starting at your corner, move your compass to determine the bearing to the next marker. Place your tape measure at the first corner and begin to move while keeping your bearing on the compass.

To ensure that you are continuing on the right path, it could be helpful to locate a landmark in that area first. Be aware that the distance being measured has nothing to do with the geography of the land.

In other words, the distance does not include travel over obstacles or slopes. It’s merely the horizontal distance. You might need to figure out a way to keep your tape measure level when measuring in order to determine the actual distance.

7. Mark the Corner

If you think you’re already at the corner, look for the said marker. Some markers might be buried, gone altogether, or can’t be located anymore. If this is the case, move on to the next corner as finding the two adjacent corners might help locate the missing one.

Keep in mind that markers can be anything, including poles, metal rods, and heaps of charcoal, among others. If it’s a metal rod and you can’t find it, try using a metal detector to locate it.

8. Do the Same Process for the Other Corners

Take note of the newfound corner. You can do an approximation if you were unable to locate an existing marker. Do the same process for other property corners, marking each corner as you go.

One helpful tip is to mark the property line as you move along. When necessary, you can use this to retrace your steps later on. After going through these steps, you should return to your starting point having a fully marked area of land.

Different Types of Land Surveys

A land survey is always necessary as long as there is a concept of property ownership. Over the years, several types of surveys were developed and each caters to a specific purpose. The following are the different types of land surveys that you should know.

1. Boundary Survey

Boundary surveys are used to locate and confirm the corners and boundary lines of a piece of land following state law. It involves field and record research. It may also include locating easement lines and encroachments. 

2. Construction Survey

In a construction survey, the property’s walls, buildings, roads, and utilities will be marked with stakes. Staking gives construction personnel instructions on how to carry out the improvements depicted in the development plans.

3. Location Survey

Location surveys are similar to boundary surveys but it focuses more on interior improvements. This type of survey is usually needed for loan applications and zoning permits.

4. Site Planning Survey

A site planning survey is usually required for development permit applications before construction begins. It combines boundary and topographic surveys and is often used to design commercial and industrial sites, house lots, and subdivisions, among others.

5. Subdivision Survey

This survey is used to split the land into smaller lots, tracts, or estates. Local government agencies need subdivision surveys to plan streets, lots, and drainage. It may also be referred to as a platting or partition survey.

6. Topographic Survey

Topographic surveys are carried out by professional civil engineers. Here, they locate topographic features like utilities, roads, waterways, ditches, embankments, and contours in addition to other constructions like walls or fences.

7. Re-establishment Survey

When it is necessary to redefine a lot or property boundary, a re-establishment survey is conducted. The aim of this survey is to find the original property border as it was defined when the title was created and as recorded on the certificate of town.

8. Property Survey

A property survey determines the area of land a house occupies, and any subsurface improvements, such as a well or septic tank. It also specifies additional conditions, such as easements or encroachments that pertain to the legal description of a property.

9. Mortgage Survey

The purpose of the mortgage survey is to provide the lender with useful information to assess the property’s worth. It will serve as confirmation to the lender that the property has a fair market worth and is capable of supporting the amount they are loaning you.

10. Fence Survey

This survey can help those people who wish to build a fence on their land. Such surveys might be needed in order to determine how many supplies might be required to build a fence.

11. Geological Survey

A geological survey is a methodical examination of a location to ascertain the distribution, structure, composition, age, and interrelations of rock units. It focuses on the distribution, reserves, and potential recovery of mineral resources.

Reasons Why You Need a Land Survey

At some point, almost everyone requires a land survey, especially if they want to identify their property’s limits and prevent neighboring properties from crossing them. Below are some of the most common reasons why a land survey is needed.

1. Determine Boundary Lines

Identifying the boundary lines is one of the most frequent reasons a landowner hires a land surveyor. That’s an essential piece of information to have before you construct a fence or pave your driveway.

Make sure the structure will be constructed on your land and not your neighbor’s before you begin any construction. The boundary line certification can determine whether the legal description of your property is accurate. 

2. Rights-Of-Way and Easements

A survey will list all the legal conditions that are reflected in the title report and other agreements for your property. If your property is obstructing your neighbor’s, there may be an old agreement that grants them the right to cross your yard to the street.

3. Gores, Overlaps, and Gaps

Unless it says otherwise, most surveys include a declaration that there are no discrepancies between the boundary lines of your property and the next property. This is especially important if your property is bordered by lanes, streets, roads, or highways. 

4. Zoning Classification

A land survey is used to determine if a piece of land is zoned for residential or industrial usage. The surveyor verifies the property’s classification and reports the property’s jurisdiction.

5. Existing Improvements

The surveyor will often certify that the structures on your property and any other improvements or repairs made at the time of the survey do not violate any laws or other restrictions. If there’s any violation, it will notify you that a change is necessary.

Top Land Survey Services in Brisbane

If you are looking for land surveying services in the Brisbane area, here are the top companies that you should look at. Contact them for quotations and more info.

1. East Coast Surveys 

For the last 29 years, East Coast Surveys has developed into a reputable company in the land surveying industry. They are based in the East Brisbane suburb of Capalaba and serve the entire South East region of Queensland.

WEBSITE:	https://www.eastcoastsurveys.com.au/
ADDRESS:	7B Natasha St, Capalaba QLD 4157, Australia
CONTACT INFO:	+61 7 3823 1029
OPERATING HOURS:	Monday – Friday: 7:30AM-5PM

2. Site Surveys

Site Surveys was founded by Julian Parsons in 2006. Today, Site Surveys has an ever-growing team of devoted surveyors, drafters, and administrators who continue to serve the Brisbane community and the building industry.

WEBSITE:	https://www.sitesurveys.com.au/
ADDRESS:	28-30 Boothby St, Kedron QLD 4031, Australia
CONTACT INFO:	+61 7 3367 0433, [email protected]
OPERATING HOURS:	Monday – Friday: 7:30AM-4PM

3. Survey Mark

Survey Mark is well known for its innovative and trustworthy land surveying services. They have extensive expertise in the fields of engineering surveying, cadastral surveying, and spatial technologies.

WEBSITE:	https://www.surveymark.com.au/
ADDRESS:	101/5 Cameron St, South Brisbane QLD 4101, Australia
CONTACT INFO:	+61 7 3188 9020, [email protected]
OPERATING HOURS:	Monday – Friday: 7AM-4:30PM

4. M3 Surveys

M3 Surveys provides a broad variety of surveying services for developers, contractors, business professionals, and the general public. To continue offering high-quality results, they adapt to new technologies and constantly improve their services.

WEBSITE:	https://www.m3surveys.com.au/
ADDRESS:	15 Kiriwina St, Fig Tree Pocket QLD 4069, Australia
CONTACT INFO:	+61 402 825 835, [email protected]
OPERATING HOURS:	Monday – Friday: 8AM-5PM

5. Queensland Surveying Solutions

Queensland Surveying Solutions has years of experience providing assistance and services in the civil, construction, cadastral, mining, and engineering industries. The success of their clients and their team are the cornerstones of QSS’s success.

WEBSITE:	https://qldsurveying.com.au/
ADDRESS:	15/640 Albany Creek Rd, Albany Creek QLD 4035, Australia
CONTACT INFO:	+61 7 3325 0927, [email protected]
OPERATING HOURS:	Monday – Friday: 9AM-5PM

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Land surveying is a critical part of land development as it ensures that property boundaries are accurately established and delineated. In this guide, we explained everything you need to know about land surveying and the cost associated with it.