Licensed Surveyor FAQ
Q: Where does Total Project Consultants perform surveys?
A: As one of the best teams of Licensed Surveyors in W.A., Total Project Consultants have offices located in Perth, Cockburn Central and Rockingham but perform land surveys throughout Western Australia. We are happy to travel to any job. Our Licensed Surveyors complete boundary surveys in the Perth metropolitan region and beyond. Total Project Consultants have extensive experience in the north of Western Australia – in particular Newman, Port Hedland and Karratha.
Q: What is a Licensed Surveyor?
A: A Licensed Surveyor is someone who has been assessed as being competent to perform authorised surveys by the Land Surveyors Licensing Board of Western Australia.
Under the law a Licensed Surveyor is the only person allowed to provide an authorised survey to prove the dimensions of your property. The Surveyor will re-peg your boundaries and by law must provide a signed certificate within 30 days which testifies that the work has been correctly completed.
If you use any person who is not a certified Licensed Surveyor then that person is liable for a $10,000 fine and you will have a survey which has no legal status whatsoever should there be a boundary dispute in the future.
To have the correct document to legally define your property boundaries you must use a Licensed Surveyor who holds a Practicing Certificate to conduct Authorised Surveys. Total Project Consultants founding Director is a Senior Licensed Surveyor who is actively practising in all areas of land development.
Q: Why use a Licensed Surveyor?
A: By using a Licensed Surveyor you know they have been assessed by the Land Surveyors Licensing Board of Western Australia as being competent with all matters relating to land boundaries. Today, to be deemed competent – surveyors are required to complete a four year Bachelor of Surveying Degree (or similar) and further complete surveys / projects to demonstrate their competency (usually takes a minimum of two years) Surveys performed by Licensed Surveyors are carried out in a professional and competent manner meeting the appropriate legislation and guidelines.
Licensed Surveyors are required to adhere to a Professional Code of Practice and must demonstrate their competency each year through continual professional development. Total Project Consultants carries all the appropriate insurances (including professional indemnity and public liability) to perform engineering and land surveys.
To protect the Western Australian Titling System and land cadastre only a Licensed Surveyor can legally carry out land surveys such as land subdivisions and boundary identification surveys. Licensed Surveyors are the only surveyors who can sign survey plans for lodgement with Landgate.
Q: What type of survey do I need?
A: There are many types of surveys including land surveys (such as subdivisions, boundary re-pegs, leases and easements), engineering surveys (such as contour and detail surveys, feature surveys and topographic surveys) and construction surveys (such as building set-outs). Total Project Consultants is well qualified to perform all these types of surveys. Our list of Services includes some brief definitions of different types of surveys. However, we do not expect you to know what type of survey you require – if you can let us know what you are trying to achieve and why you want the survey performed and our Licensed Surveyors will be happy to assist you with all your survey requirements.
Q: How long will the survey take?
A: The time to complete the survey depends on the type of survey, location of parcel where the survey is required, size of the parcel, previous survey work in the area and type of vegetation on the parcel. For example a boundary re-peg of a small parcel of land in Perth city can often be performed in the field in one day and the entire survey service including preparation, searches, plan drafting and quality assurance may only take one week. Whereas a rural subdivision in heavily vegetated country may take several days or even weeks in the field and several days in survey preparation, searches, plan drafting and quality assurance.
Q: How much will the survey cost?
A: The cost of the survey depends on many factors like how long the survey will take. Cost depends on the type of survey, location of survey, size of parcel, previous survey work performed in the area and type of vegetation on the parcel. Total Project Consultants is happy to provide a free, no obligation quote for your survey requirements. We believe we offer cost-effective surveying services and our survey costs are fully itemised. Government searches, materials required for the survey, accommodation and meals (if required) are charged at cost and therefore keeping your costs to a minimum. If you would like a quote please contact us – you can provide your details through our Contact form.
Q: How do I read my survey plan?
A: Your survey plan has been prepared by Total Project Consultants in accordance with the current surveying legislation and guidelines. The plan displays the purpose of the survey and the intended actions of the lot/s of land, such as a land subdivision. The plan is a legal document representing the field survey performed and administrative details associated with the parcel of land. The terminology and abbreviations used can make survey plans difficult to interpret.
The survey plan shows the boundaries of the lot/s and interests (such as easements) in the form of angles and distances. An area will also be displayed for each lot or interest. The bold lines represent the subject lot/s being surveyed and the other lines show the extent of the survey and adjoining information. Adjoining information to your lot/s, including lot on plan descriptions and street names, is shown on the survey plan to clearly identify where the parcel lies in Western Australia. Recognisable survey marks, usually survey pegs, have been placed at each new corner unless it was physically impractical to do so.
Original survey marks (i.e. recorded on a previous survey plan) are noted on the plan with the abbreviation “O”. For example OP is an original peg and OIP is an original iron pin. Permanent Marks and Reference Marks are placed by surveyors to facilitate future surveys and this information is used by surveyors and available by through survey searches with Landgate. These marks are placed near the corner (not at the corner).
Q: Where should I build my fence?
A: Fences are usually built on the boundary. To find out exactly where your boundary is you should employ a Licensed Surveyor. A Licensed Surveyor will identify your boundaries, place survey marks at the corners and prepare an re-peg sketch plan as a record of the survey. The Dividing Fences Act 1961 provides remedies for neighbours to help resolve disputes about dividing fences and trees.
The Act relates to constructing and repairing fences that divide adjoining land, and generally under this legislation owners of adjoining land not separated by an adequate fence can be liable to contribute equally to the cost of a dividing fence, including the cost of survey. For further details you should refer to the Department of Commerce or contact a solicitor.
Q: Do I receive a survey plan with a boundary identification survey?
A: Yes, by legislation a Licensed Surveyor must provide a re-peg survey sketch plan indicating the marks placed as part of the boundary identification survey. This protects you and your neighbours (including future neighbours!) by providing evidence the marks placed are your boundary marks and were placed by a Licensed Surveyor with the appropriate insurances. Total Project Consultants will prepare a re-peg survey sketch plan as part of your boundary identification survey and it is included in the fee.