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If you’re sitting on a large section and thinking about subdividing your property, there’s a lot to consider.
One of the first and most important steps is to get a clear picture of what you’re working with. A professional survey is not just a box to tick – the findings can make or break your project.
A surveyor will determine your exact boundaries, identify existing features and create a plan showing how your proposed subdivision might work. Many properties have lost their original boundary pegs, and fences, walls or even buildings are not always where the legal boundary sits.
Alongside the survey, your lawyer will need to review your property title for anything that might affect your subdivision. Common examples include easements for access, power, water or drainage that may limit where you can build; covenants restricting building size, type, or requiring certain landscaping; consent notices from council imposing environmental or design conditions; building line restrictions dictating how far from the road you must build; and hazards like flood zones or unstable ground requiring extra engineering. Some of these restrictions are nearly impossible to remove, so it’s essential to know about them before you start.
If you discover that a fence, structure or driveway is over the legal boundary, you can’t simply ignore it.
You’ll either need your neighbour’s formal agreement registered on the title, or a court order, both of which can be expensive and time-consuming. In some cases, you may have no choice but to move the offending structure.
A successful subdivision involves more than just you and your surveyor. You’ll need to coordinate surveyors, engineers, designers, your lawyer and council, ensuring everyone is on the same page. A clear survey and title check are the foundation of that teamwork, helping to spot potential problems early and avoid delays or budget blowouts. Before you start drawing plans or lodging consents, invest in a thorough survey and title review. It’s the best way to ensure your subdivision is legally sound, practically workable, and set up for success from day one.
