Specialist Surveys go beyond standard boundary or feature surveys. They address specific legal, planning, or compliance needs where precise evidence is required. Our services include:
establishing land occupation for adverse possession claims.
supporting planning applications and Land Use Victoria requirements.
determining existing ground and floor levels for flood overlays.
calculating lettable areas for commercial property leasing.
moving or adjusting property lines.
confirming if structures cross onto neighbouring land.
If you’ve occupied land that technically belongs to someone else for an extended period, you may be able to claim ownership through adverse possession. To do this, the court and Land Use Victoria require a survey plan clearly identifying the land in question.
Our Adverse Possession Surveys provide precise boundary evidence, documenting encroachments such as fences, sheds, or gardens that have extended into neighbouring land. These plans are critical for lawyers and conveyancers when lodging adverse possession applications.
Easements are legal rights that allow access to land for purposes such as drainage, sewerage, power, or shared driveways. If you need to create a new easement, vary its alignment, or remove one altogether, a survey plan is required.
We prepare Easement Creation, Variation, and Removal Surveys that meet council and Land Use Victoria standards. These plans show exactly where the easement sits, its dimensions, and how it affects the property. They are essential when subdividing land, redeveloping, or lodging a planning permit application.
Properties within flood overlays or drainage control areas often need a flood level survey. These surveys establish ground levels and floor levels relative to the Australian Height Datum (AHD).
Our Flood Level Surveys provide councils and engineers with the information they need to check whether your proposed building floor height will be safe from flooding. They are often mandatory in areas flagged by Special Building Overlays (SBO) or Land Subject to Inundation Overlays (LSIO).
Commercial leases rely on precise measurement of the space being rented. A Lease Area Survey, also called a Net Lettable Area (NLA) Survey, defines the usable floor area of a tenancy in accordance with the Property Council of Australia’s standards.
Our surveys give landlords and tenants confidence that the leased area is measured consistently, preventing disputes over rent calculations. NLA Surveys are common for shopping centres, office spaces, and industrial tenancies.
Sometimes property owners need to move or adjust a boundary line or consolidate multiple titles into one. This might be required to make lots more usable, to prepare for redevelopment, or to simplify ownership.
We prepare Boundary Realignment Surveys and Plans of Consolidation that accurately redefine title boundaries and are accepted by Land Use Victoria. These surveys are also used to resolve long-standing disputes where fences or structures don’t align with the legal title line.
Encroachment disputes arise when part of a building, fence, or structure crosses onto a neighbouring property. An Encroachment Survey precisely identifies where the encroachment lies, how far it extends, and its impact on both properties.
These surveys are often requested by lawyers, councils, or property owners as evidence in legal disputes, negotiations, or planning applications.
Provide legal evidence for disputes and property claims.
Support council planning permits and compliance.
Ensure smooth dealings with Land Use Victoria for title changes.
Protect property owners from future disputes or complications.
Add value by unlocking development or leasing potential.
“We’re developing two townhouses in Frankston and needed a plan of subdivision and help with the subdivision management process. The guys handled everything professionally and guided us through the process from start to finish with lots of phone calls and explanations as it’s our first time developing.”
“Very professional service. We needed a feature & level survey for a new extension. Which was done affordably and provided to our architect quickly.”
“They helped manage our three-lot subdivision in Mornington, and spent the time explaining the process and what was required for the development. Which was very handy.”
“We needed a survey for the plans for a new commercial build in Hastings. The guys came out quickly and provided the plans to our design team within a week of the survey, will use them again.”
The cost depends on the type and complexity of survey:
typically $2,000 – $5,000 depending on land size and legal requirements.
from $1,500+, depending on complexity and authority conditions.
from $1,200 for a standard residential lot.
custom pricing depending on commercial tenancy size.
varies based on number of titles and land conditions.
We provide fixed, written quotes upfront so you know exactly what to expect.
An Adverse Possession Survey is used when a property owner is claiming ownership of land they’ve occupied without consent for the statutory period (usually 15 years in Victoria). The survey provides a precise plan showing the land occupied, including fences, structures, or gardens that extend beyond the legal title boundary. This plan is then used by your lawyer or conveyancer as supporting evidence for your claim with Land Use Victoria or in court. Without this survey evidence, adverse possession claims cannot proceed.
Yes. If you need to remove, vary, or create an easement, you’ll need a survey plan that shows the location and dimensions of the easement relative to the property. Councils and Land Use Victoria require this plan to be formally lodged before the easement can be legally changed. We prepare clear, certified easement surveys that are compliant with legislation, helping you move forward with developments, redevelopments, or property sales without delays.
If your land falls within a Special Building Overlay (SBO) or Land Subject to Inundation Overlay (LSIO), your council will almost certainly require a Flood Level Survey. This survey shows your property’s ground levels tied to the Australian Height Datum (AHD), allowing council engineers to determine whether your proposed floor levels are above flood risk. Even if not in an overlay, flood level surveys are often recommended for low-lying or coastal properties.
A Lease Area Survey (Net Lettable Area survey) measures the usable floor space of a commercial property in accordance with Property Council of Australia guidelines. It ensures transparency between landlords and tenants by providing a certified calculation of the area. This prevents disputes over rent, as the rent is usually based on dollars per square metre. NLA surveys are especially common for shopping centres, office spaces, and warehouses.
Timeframes vary depending on the type of survey.
Adverse Possession Surveys – usually 1–3 weeks, plus additional time for legal processes.
Easement Surveys – 1–2 weeks depending on council involvement.
Flood Level Surveys – often completed within 5–10 business days.
Lease Area Surveys – typically 1 week for small tenancies, longer for large commercial buildings.
Boundary Realignment or Consolidation – may take several weeks or months, depending on referral authorities and Land Use Victoria and the legislative pathway taken.
We provide a clear timeframe when quoting, so you know what to expect.
A Boundary Survey (Title Re-Establishment) confirms where your property’s legal boundaries lie.
Specialist Surveys cover more specific issues, such as adverse possession, easements, flood risks, lease areas, or encroachments. These surveys go beyond simple boundaries to address legal, planning, or compliance requirements that standard surveys don’t cover.
Costs vary widely:
Adverse Possession Surveys – from $2,000–$5,000 depending on land size and complexity.
Easement Creation/Removal Surveys – from $1,500+.
Flood Level Surveys – from $1,200 for standard residential sites.
Lease Area Surveys – custom quotes depending on tenancy size.
Boundary Realignment/Consolidation – dependent on number of lots and authority approvals.
We always provide fixed written quotes upfront, so you won’t face hidden costs.
Yes. Many of our surveys provide the evidence required in legal or tribunal cases. For example, an Adverse Possession Survey can support a claim of ownership, while an Encroachment Survey can prove whether a neighbour’s structure crosses your boundary. Lawyers and property professionals often rely on our survey plans as independent, professional evidence in disputes.
Yes. For surveys such as easement changes, subdivisions, or boundary realignments, we work directly with councils, referral authorities, and Land Use Victoria to ensure your survey plan is compliant and accepted. This reduces delays and avoids the frustration of rejected applications.
Absolutely. Many clients come to us not knowing the exact survey required — they only know the issue they’re facing (e.g., a fence dispute, a lease disagreement, or a flood overlay condition). Our team will listen to your situation and explain, in plain English, which survey is needed and why. This way you avoid wasting time and money on the wrong service.
We provide Specialist Surveys across Melbourne’s South-Eastern Suburbs and the Mornington Peninsula, including:
from adverse possession to flood levels.
surveys prepared to meet authority standards.
transparent costs with no hidden extras.
proven across complex property matters.
familiar with South-East Melbourne councils and requirements.
Need a Specialist Survey in Melbourne’s South-East or Mornington Peninsula?
From adverse possession to easement changes, flood levels, and more — we’ll provide clear, certified survey plans to resolve your property matters.
