Ariva Land Surveys and Subdivision



Frequently Asked Questions.

If your questions isn’t answered below, please contact us and we’ll be sure to include your query here.

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How much does a land survey cost?2023-08-11T06:14:31+00:00

The cost of land surveys depend on several factors including survey type, location, land size, site layout, complexity and the availability of survey information. This means it is ideal to request a quote from a licensed surveyor after providing details about your site.

I would like to know where my property boundaries are but why does it cost so much?2023-09-01T00:32:06+00:00

Not knowing your land boundaries can end up costing much more than a survey.  A survey can stop the clock on adverse possession if it is carried out in time which can save you losing valuable land to an encroaching neighbour. So, it’s important for you to know your boundaries now whether you’re purchasing, have recently purchased or have owned your land for many years. Call us to arrange a survey and, if required, a payment plan so that you can have your survey carried out immediately.

How long does a land survey typically take?2023-08-11T06:17:17+00:00

The duration of a land survey depends on the size and complexity of the property, as well as factors like weather and accessibility. A simple residential survey may take a day or two, while larger or more intricate surveys can take over a four or five days. We aim to be on site within five business days of quote acceptance and then provide the survey plans within another five business days.

I need a land surveying quote but isn’t all surveying the same?2023-08-11T06:17:37+00:00

Surveying services can appear like a commodity. However, when it comes to your most valuable asset – property – there are services that take a prescribed time that can’t be fast-tracked without lowering quality. The small amount you save by going with the cheapest quote disproportionately increases the risks that lead to costly mistakes because the low fee could not possibly provide for sufficient quality.

When do I need a land survey?2023-08-11T06:17:57+00:00

A land survey is recommended when buying or selling property, before the commencement of construction, for a subdivision development site, when resolving boundary disputes, and when obtaining planning or building permits.

I already know where my boundaries are because they’ve been there forever. Why do I need a survey?2023-08-11T06:19:38+00:00

A licensed land surveyor is the only person legally qualified to make a claim regarding the location of title boundaries.  You may have accrued rights to additional land than that shown on your title due to old fencing however these are rights but not the legally accepted title boundaries.  That’s why you need a licensed surveyor to carry out a survey to provide clarity to your land holding and, if necessary, formally update your Certificate of Title based on your long acquired land rights.

I measured across my front and back yards and it matched with the width shown on my title diagram. Does that mean my fences are on the boundary?2023-08-11T06:20:07+00:00

No. The only way to know the relationship of fencing to the title boundary is to have a title re-establishment survey carried out by a licensed land surveyor. It is common for fencing along a series of properties to have a common trend in a particular direction meaning your fence-to-fence width may match title-to-title width but the fence-to-title relationship be significantly different. Assuming the fence-to-title relationship can lead to huge blunders costing you dearly.

I’m a builder and I’ve already got my set out surveyor starting my jobs so I don’t need the Site Boundary Re-establishment at the beginning of construction.2023-08-11T06:20:32+00:00

A licensed land surveyor is the only person legally qualified to undertake a title re-establishment survey and mark title boundaries.  If you rely on boundary markers placed by an unlicensed set out surveyor not only do you risk building over the boundary, you also risk your insurance company choosing not to cover your claim since you did not use a licensed surveyor to set the boundary lines.

What happens when work from neighbouring lots remove my title pegs before my builder commences construction?2023-08-13T02:39:05+00:00

In general where marks are removed by surrounding works then you need to have them re-marked by the surveyor.  Ariva Consulting includes “recovery marks” that act as a back up for your builder.  For example, aluminium rivets in the footpath can be placed at an online extension of your boundary corner in case the survey pegs in the ground are removed.  This added value means you avoid costly revisits by your surveyor.

As an architect, traditional survey techniques have served our firm well. Why do we need 3D laser scanning and point clouds?2023-08-11T06:21:38+00:00

Because we can provide you with rich 3D point clouds at a fraction of the cost of a Feature & Level Plan. This means you have all the data to model in Revit or ArchiCAD etc without the charge of the survey firm drafting and modeling from the point cloud. We can provide training for you and your staff to adopt point clouds in your survey data workflow.  You can leverage your existing modeling skill set to produce existing conditions plans as a paid product to your clients – a new revenue stream! Ask us about our Point Cloud Training Program for Architects.

What is a land survey and why do I need one?2023-08-11T06:21:53+00:00

A land survey is a detailed measurement and mapping of a piece of land’s boundaries, features, and topography. Land surveys are utilised when purchasing or selling property, for construction projects, to help resolve boundary disputes, and facilitating accurate property records.

What type of information will I receive from a land survey?2023-08-11T06:22:08+00:00

A land survey typically provides a detailed plan showing property boundaries, existing structures, utilities, easements, topographic features, and relevant legal descriptions.

What is an easement, and how does it affect my property?2023-08-11T06:22:20+00:00

An easement grants someone else the legal right to use a specific portion of your property for a particular purpose, such as utility access or shared driveway. They can be registered on title or arise at Common Law over a period of long-use. Easements can impact how you use and develop your land. A Title Re-establishment Survey Plan shows registered easements and reports on long-use easements not registered on title providing you with a clear understanding of any access or usage rights.

How accurate are land surveys?2023-08-11T06:22:46+00:00

Land surveys are conducted using advanced surveying equipment and techniques, ensuring a high level of accuracy. The precision depends on the survey’s purpose, scope and the methods used by the surveyor.

Can a land surveyor settle boundary disputes?2023-08-11T06:23:08+00:00

A licensed land surveyor can help resolve boundary disputes by accurately determining property lines based on existing legal records, markers, and evidence on the ground.

Can a land survey reveal property encroachments?2023-08-11T06:23:31+00:00

Yes, a land survey, more specifically a title re-establishment survey, can identify encroachments, which occur when a structure or improvement crosses a property boundary. This information is crucial for addressing potential legal disputes.

What qualifications should I look for in a land surveyor?2023-08-11T06:25:23+00:00

It’s essential to hire a licensed and experienced land surveyor. Look for professionals with a good reputation, relevant certifications, knowledge of local regulations, and a history of providing accurate surveys. You can check if the person you are dealing with is a licensed surveyor at the Surveyors Registration Board of Victoria website by clicking here.

Can I use an old survey for my project?2023-08-11T06:25:39+00:00

It’s recommended to get a new survey if your existing one is outdated, as property boundaries and conditions may have changed over time. An up-to-date survey ensures accuracy and compliance with current regulations.

Can a land surveyor provide flood zone information?2023-08-11T06:25:57+00:00

Yes, land surveyors can provide flood zone information by connecting a survey to the Australian Height Datum (AHD) and showing areas below or above a particular AHD value.

What is a topographic, or feature and level survey?2023-08-11T06:26:10+00:00

A topographic survey, also known as a Feature and Level Survey, maps the natural and man-made features of a property, such as elevation changes, contours, trees, buildings, and bodies of water. It’s essential for design and construction projects.

Do I need a title re-establishment survey for a small residential project?2023-08-11T06:26:27+00:00

Even for small projects like adding a fence or building an extension, a title re-establishment survey is essential to ensure that you stay within your property boundaries.

Can a surveyor mark my property lines visibly?2023-08-11T06:26:53+00:00

Yes, licensed surveyors can place markers or stakes at property corners or boundaries to provide a visible reference, but these markers may not always be permanent which is why re-marking is needed prior to commencement of construction projects or in old built-up areas.

Is a land survey necessary before buying vacant land?2023-08-11T06:27:07+00:00

A land survey before purchasing vacant land is advisable to ensure you know the property’s exact boundaries, features, and potential limitations.

Are neighbouring fences and buildings trespassing on my land?2024-01-01T12:11:41+00:00

If you suspect fencing or structures are encroaching or trespassing onto your land then the only way to confirm is by engaging a licensed land surveyor to carry out a title re-establishment survey.


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