Yes you are correct, the above is what will be submitted for DA.

It sounds like your surveyor runs things similar to myself, where the Title RE is completed at the latter stage. I think it’s better to do it this way as there is less time to “hope” the fences haven’t moved/changed etc between the survey and designing the subdivision. Also the ability to be able to cross-check with the initial survey is an added extra.

Also for those wondering what I’m talking about an example of one of my Feature and Levels with Site Analysis can be downloaded in .pdf format here: http://www.mediafire.com/?s84s77byld777v5

I saw this also and was talking to the old man about it (he’s into DIY building on weekends). Apparently it’s a bit more expensive but saves lots of time. In addition you don’t have to worry about ugly nails on the deck.

The key with the clips is to make sure the boards can’t slide up and down, so use a border/frame at either end. Looks like a great product though. One thing that arose after my father built a new deck down at the holiday house is that the levels were shagged- about a 40mm drop from one side to the other. I told him to borrow my dumpy level but he was too stubborn. Moral of the story: don’t level with a string line!

Let us know how you go with it!

Cheers,

You will get figures across the board like that. I’ve worked for some companies in the past which were on the high end due to the high cost of good equipment (a new theodolite is ~$40k, add vehicles, prisms, sometimes gps units etc…). There are some cheap surveyors out there but ultimately you get what you pay for.

I won’t name names, but I’ve had customers go to a cheaper mob around the corner from me, and I say that you will no doubt be turned around at council because of the lack of information. Every time they’ve come back and need the survey re-done as it was entirely rubbish with the cheap company. Good way to waste $1000!

The surveyors board in Vic recommends $1200-$1300 + GST for a basic Feature and Level Survey. Rescode information is extra as is Site Analysis work. If you think about it, the Bachelor’s Degree is unbelievably hard work, then you’ve got 3 – 4 years of licensing after that (3 subdivisions and 2 law projects). Not just the average tradie with on-the-job training. Few doctors or lawyers do that much study.

I’m not trying to sell you the more middle-upper quotes by any means, but if you can get a guarantee from the cheap guys that it won’t get turned around for more information / run into many hiccups, then I’ll eat my words. Many of them haven’t had any formal training and use rubbish gear without having a thorough knowledge of council’s requirements. They’re in it for the quick money.

Cheers,

Hi Jim,

No intention of being biased here, but I would go with your surveyors recommendation. We’ve all done hundreds of subdivision projects of all shapes and sizes and know the best way to get things done.

I’m not saying you have to go with them 100%, as there are always going to be steps where one thing can be done before the other and vice versa. Your surveyor will have your best intentions at heart, and given it’s that busy time of year (why does this always happen when the weather is terrible!) they’ll be wanting to get through the work in the most effective and time-wise method.

Has the surveyor provided you with some contacts or are you coordinating all of this yourself? I know I rather working with certain professionals as they know the work well and there’s no surprises at either end.

Cheers,

It really does seem to be a trending way to go. I’ve noticed the granny flat surveys have really taken off the last 6 months. Were very few and far between previously with most developments being home extensions or subdivisions. Definitely is a great low-cost idea for maximum return!

Hi Shane,

I’m not a financial expert so can’t give you much information on that part, but can help out with the subdivision/surveying questions.

– Check zoning of the site. There’s so much free information available on the internet explaining which zone means what.
– Talk to council. Arrange a meeting to discuss any concerns they might have. Arrange Pre-Application meeting. I can’t emphasize how important this is.
– Check if there’s any covenants or easements which will be a problem. Copies of title aren’t expensive – I can get them for $12.50 if anyone needed one.
– Look at the neighborhood characteristics- are there any subdivisions in your LP already? What are the houses like? (old/modern etc)
– Look at the area of the site, will you need to have something designed first? What type of subdivision suits best? Check driveway width etc. Will there be any issues with trees, setbacks, neighbour houses?

These are just some things off the top of my head after what has been a long week. There isn’t a “blanket” solution to finding the correct site- you’re much better off looking at a particular property(ies) and then going to a surveyor / town planner and asking what they think about it.

It is something that comes from experience, but does get easier with time, constant exposure to the process and a good knowledge of development.

Cheers,

Christian beat me to it- Title Search will show who the current owner is. Members of the public can access this information here: https://www.landata.vic.gov.au/tpc/tpc_menu.aspx

I pay about $12.50 through the Association of Consulting Surveyors Victoria (ACSV) for titles, so can get it a bit cheaper if you needed.

Hi Suzie,

Firstly welcome to the forum! You’ve got quite a few questions so I’ll try to sort them out for you.

There’s numerous financial experts on the forum, if you see the finance section there’s quite a few experts floating about. (Jaimie M, terryw, shape, qlds007) to name a few. You’d probably be best shooting those guys off a pm, or posting a topic in the finance section.

With respect to the subdivision part it’s up to you who to contact first. Surveyors and Town Planners are normally the first point of call. I would highly recommend speaking with Breece or christianb (Town Planners) on the forum here for a feasibility study before you start spending the money. Private planners are much better than the council planners, as they’ll give you a straight answer to your development feasibility.

If you have any queries on the subdivision part, feel free to ask!

Cheers,

Hi,

Not sure of any builders in Sydney sorry! I agree with the lack of personal touch from the post above.

Yes the big builders are cheap, but this does significantly affect the quality of the work. I’ve done some surveying work in the past for Metricon, and they would always try to get me to rock bottom price. Almost to the point where the work isn’t worth doing.

One of my close friends who’s a sparkie had the same experience with the large builders. They’ll get the tradies down to their lowest price, so it’s at the point where the work needs to be rushed, otherwise they’ll be at a loss.

Last thing you want is to have a home rushed and not built as well as it should be. I’d pay the extra money and wait a bit longer for my house than just a cheapo kit-home deal.

There’s a thread on here I read recently where the couple were being stuffed around big time by a large builder, and when they wanted out they were met with all sorts of problems. I’ll try to find the link to post back here. Many large developers I work for like using the local tradies for quality work.

Cheers,

Hi,

Welcome to the forum! (see it’s your first post).

As always with building new dwellings you’ll need to talk to your local council’s planner as a starting point. Alternatively you can speak with a private planner (eg. Breece on this forum).

There will be restrictions on the building depending on your zoning, overlays & covenants (if any). Some councils may ask for a Feature and Level Survey to accompany the design when applying for your permit. The vast majority of councils in Melbourne for example ask for this. It all really comes down to where you live.

I’ve done some work with granny flat designers who can handle the whole process for the customer. As I haven’t developed any granny flats myself I’m not sure on what the differences in costs are between doing it yourself or letting someone else go about it. It’s not a very tricky process by any means, so if you can do it yourself.

Cheers,