You might have heard the terms “cadastral survey” or “engineering survey” before if you’re into property, construction or land development. The two types of land survey often sound similar and can seem interchangeable to those on the outside, but there are important differences. In Queensland, surveying is a highly-regulated field for a reason. Zoning overlays, land use rules and variable topography can mean the difference between an approved project and a costly building delay.
Cadastral Survey: Lines, Lots and Legal Title
First up, the cadastral survey. The word “cadastral” is often thrown around and has become a catch-all term for many land survey services. According to Surveyors Brisbane, cadastral survey refers to the surveying of land parcels for the purpose of registering new titles, subdivisions, boundaries and other issues relating to ownership or legal boundaries. The outcome of a cadastral survey is typically a formal plan or drawing that has been lodged with the Titles Office.
In Queensland, a cadastral survey is often the first step in any kind of legal or administrative change to a land title. Whether you’re sub-dividing land, building on an existing block, or dealing with a boundary dispute with your neighbour, a cadastral surveyor will be required to sign off on the resulting land plan or surveyor. They may be called upon by solicitors, private landowners, property developers, councils and a host of other industries.
So how does a cadastral survey work? The term “cadastral” comes from the Roman word meaning “of or pertaining to lands”, which may be a clue to how surveyors get started! Cadastral surveyors are not simply land rangers or estate managers, nor do they just wander onto your property and draw some lines in the dirt. They must be licensed professionals to practise in Queensland, and there is a set legal and procedural standard to cadastral survey work.
For example, a cadastral surveyor would likely start with existing historical records and available title documentation and current survey plans. They will assess what is in the records versus what exists on the ground in the form of fences, improvements, corners or pegs. They will then use specialised equipment to conduct field measurements and physically determine what is meant by the legal land descriptions on your land title.
Put simply, a cadastral survey is usually about drawing your legal property lines and pegging the corners on the ground. This protects landowners by ensuring fences, structures, and improvements are located on the right lot and providing security against future disputes with neighbours. It also ensures any future sale, development or subdivision works within those limits. Surveyors Brisbane has experience working with both large and small cadastral surveys across residential and commercial property.
In practical terms, cadastral surveys are often the best place to start if you are a buyer or seller of real estate in a situation where the boundaries are not clear on the ground (missing pegs, no fence) or in doubt for any other reason. Buying or selling property is a major transaction, so a cadastral survey can give peace of mind that what’s described on paper is what you’re actually buying or selling. Subdividing land, or even just adjusting your boundary with a neighbour, is also a case where cadastral survey work is required and should be completed prior to approval or council lodgement.
Engineering Survey: Digging into the Details
Engineering survey work is often the next step after a cadastral survey in the design and build process. Engineering surveys are conducted to establish information about the ground itself, such as elevation and slope, natural contours and changes in ground, and existing buildings, roads, utilities or structures. Engineers, architects and builders use this information to plan and construct projects while taking into account the physical layout of the land.
If a cadastral survey is like the borders on a page of a book, then an engineering survey might be the content itself. For a building project on a sloping block, for example, an engineering survey will give you details on exactly how the land falls or drains, where retaining walls might be needed, etc. They are also useful for site layout of roads, drainage, infrastructure, and utilities and level checks across a construction site.
Engineering surveys are often done in multiple stages, and the process may also be called site assessment, construction set-out or as-built checks after completion. Before construction begins, an engineering survey can help to establish site levels and verify that the build location is as described in a land title or on the land plan.
In many cases, cadastral and engineering survey work is closely related or undertaken by the same team in larger projects. In other words, a surveying company like Surveyors Brisbane would not typically do one but not the other. Each one is often built around the other, as the legal land boundaries must be established first before site design and set-out work can be done.
Ask a Local Surveyor
If you’re not sure which kind of survey you need, the best solution is always to check with a professional surveyor with expertise in both fields and specific experience in your local area of Queensland. At Surveyors Brisbane, we have completed cadastral and engineering surveys across a range of industries, including residential, commercial and public infrastructure.
Different councils around the state have their own policies and requirements depending on the type of work you are planning or propose. Building in a floodway will require an elevation certificate (engineering survey) while new subdivision of an established lot will require a new title plan (cadastral survey), for example. Each has a different fee and turnaround but requires an accurate and expert job to ensure your development or build goes smoothly.
