Features and level surveys—often referred to as topographical surveys are commonly required under many councils’ development application guidelines. A detail survey provides an accurate and comprehensive representation of the site, including existing buildings and structures, natural and built features, ground levels, vegetation, visible services, and adjoining developments.

Engaging a qualified professional to undertake a thorough detail survey helps streamline the design process and identify potential constraints early, reducing the likelihood of costly delays during later stages of the project.

Because feature surveys depict property boundaries, most Victorian councils now require that they be prepared or certified by a Licensed Surveyor through a Re - Establisment survey. This ensures the boundary information is reliable, legally defensible, and suitable for use in planning, design, and subsequent development approvals.

A re‑establishment survey is a detailed boundary survey carried out by a Licensed Surveyor to confirm the exact legal boundaries of a property. Over time, fences, walls, and other structures can shift or be built in the wrong place, so this survey compares what exists on the ground with the official title and historical survey records.

During the process, the surveyor investigates title documents, searches previous surveys, measures the site, and then determines the true boundary positions. They place survey pegs or markers on the correct corners and prepare a Plan of Re‑Establishment showing boundaries, easements, encroachments, and any discrepancies between the title and what’s physically on site.

Re‑establishment surveys are commonly required before building near a boundary, replacing fences, resolving disputes, or starting a subdivision. They ensure you’re working with accurate, legally defensible boundary information—helping avoid costly mistakes or neighbour issues later on.

Building set-outs ensure construction aligns with architectural plans, engineering specifications, and regulatory requirements. By precisely marking the location and dimensions of key elements, potential issues such as misalignments or design clashes can be identified early—reducing costly rework and delays.

Involving a Licensed Surveyor early in the process provides confidence that the building position complies with legal boundaries—protecting against disputes and costly rectifications.

At Geocad, we work closely with our clients to deliver precise set outs tailored to project requirements—ensuring accuracy, efficiency, and value for money

A subdivision is the legal process of dividing land or buildings into two or more separate titles. This can range from a simple two‑lot backyard subdivision to multi‑lot developments, townhouses, units, or complex strata arrangements. Every subdivision must follow Victorian planning laws, council requirements, and Land Use Victoria registration processes.

The subdivision process typically begins with confirming the existing property boundaries, followed by preparing a Plan of Subdivision that shows how the land will be divided. Depending on the zoning and proposal, a Planning Permit from council may be required before the plan can be certified.

Once all conditions are satisfied, council issues a Statement of Compliance, allowing the plan to be lodged with Land Use Victoria for registration. When the plan is registered, new titles are created and the lots become legally recognised parcels of land.

Subdividing in Victoria involves multiple steps and stakeholders, so engaging a Licensed Surveyor ensures the process is managed accurately, efficiently, and in line with all regulatory requirements.

Adverse possession is a legal process that allows someone to claim ownership of land they’ve occupied exclusively, continuously, and without permission for at least 15 years. It’s often used to resolve long‑standing boundary issues or fence encroachments.

A Licensed Surveyor prepares a Plan of Adverse Possession to accurately define the area being claimed. If Land Use Victoria approves the application, the land is added to the occupier’s title, making them the legal owner.

Title amendment is the process of correcting or updating information on a Certificate of Title so it accurately reflects the true legal situation of the land. This may involve fixing errors, updating boundaries, adding or removing easements, or adjusting the title after a survey identifies discrepancies.

Title amendments are commonly needed when boundaries differ from what is shown on the title, when land has been incorrectly recorded, or when changes arise from subdivision, adverse possession, or historical errors.