Terms & Conditions

About Axis Surveys

Axis Surveys Pty Ltd is a Consulting Surveying Company offering a variety of high level Surveying services to Builders, Developers, Allied Professionals and the Public, from its three offices in Brisbane, the Sunshine Coast and the Gold Coast. We specialize in small to medium sized projects and are also able to offer Town Planning services through Axis Planning, and Residential Design and Drafting through ReziCAD, at special rates to our new and existing clients. We also provide a full service in relation to the subdivision of land, and titling for unit and townhouse developments, and compliance issues with councils. We handle the whole process and enable you and your business to minimize your construction / development risk and provide appropriate certification. You, your business and/or your clients also benefit from access to our proven network of consultants and other professionals.  

Our main services include:

Contour & Detail Surveys
Council Compliance Service
House & Building Setouts
As Constructed Surveys
Property Boundary Surveys
Subdivision Management & Feasibility Studies
Height & Location Certificates
Land & Building Development Advice
Building Format & Community Title Subdivisions
Searches for Property, Infrastructure & Services
Subdivision of Land
Full Town Planning Services
Easement & Lease Surveys
Residential Design Service

 Please note, this information is intended as a brief guide only for our most common services and must not be used for any other purpose. Please contact us if you require any further information, to discuss a particular project or obtain a quote for survey work

CONTOUR/DETAIL SURVEY

The contour/detail survey measures and maps the levels and visible features of a site; including roadways, kerbing and channelling, major trees, retaining walls and visible services. (Please note that extra charges apply for steep sites, large lots and sites with existing buildings.) Underground or non-visible service connections etc are often located by estimate only eg: sewer and stormwater mains and connections are plotted from council ‘as-constructed’ records. If boundary pegs are not visible, the block will be plotted in from the survey plan and orientated by best fit to existing fences or retaining walls. Unless boundary clearances are minimal, this is usually adequate for design purposes. Contour / Detail surveys can be orientated to the boundaries at additional cost, if required. Builders should also take particular care when building over sewers or other underground (U/G) services. As-constructed plans of U/G services often vary in accuracy and reliability but do provide a starting point for locating U/G services on site, however, these should be exposed and accurately located before building commences to ensure they are not damaged and suitable access is not maintained. The Australian Height Datum (AHD) is most easily understood as a measure of height above ‘mean sea level’. Most contours are measured on AHD but can be related to an assumed datum, if AHD is too difficult or too costly to derive. Levels and heights will need to be measured in relation to AHD if a site is in a low or flood prone area, may potentially be developed or to address council requirements.

IDENTIFICATION SURVEY

Before any fieldwork can commence, we must undertake extensive searches and purchase relevant survey plans from the Department of Natural Resources & Mines (DNR&M). Depending on the age of the original survey plan, we could spend over $400 just on historical survey plans required to do the work. Fieldwork can often take a whole day or more, depending on the age of the area and how much recent survey work is available. The surveyor must locate all relevant survey marks in the street, complete sufficient field measurements and checks to determine the boundaries and ensure all legal requirements are addressed. We must then draft a formal Identification Survey plan, and lodge it with the DNR&M. We recommend consulting a surveyor before providing clients with a final price for any building work to ensure any additional fees to address the boundaries are adequately budgeted for. An encroachment is a structure, retaining wall or a fence that extends over a boundary. If we find an encroachment as part of our survey we are required to accurately locate them and show them on the identification survey plan. We are also required by law to advise all affected owners in writing of our findings in relation to any encroachment. Additional costs may apply when encroachments are identified. Builders and owners intending to build, should be aware that it is normally the owner’s responsibility to provide property pegs before construction commences on site.

HOUSE SET OUT

This is an area of high risk and expense for the construction industry. The proximity of houses to the boundary and building in older areas places increasing pressure on builders and surveyors to ensure houses are positioned correctly. The main advantages in engaging a surveyor to set out a house are; it is normally more cost-effective than an identification survey and more accurate than setting out a house from boundary pegs. Some building sites, however, especially in older areas, will still require an identification survey, especially if the house will be built close to the boundary. We advise that no part of a house may overhang onto another property, including eaves, gutters, downpipes, retaining walls etc. Please note, using different surveyors for an identification survey and house set out may create unnecessary delays, and could add to the cost.

HEIGHT CERTIFICATE

Most local authorities in South-East Queensland have limitations on how high a roof peak can rise above ‘natural ground level’ (NGL). Definitions of NGL can vary between local councils and most councils will only accept a Consulting Surveyor’s assessment of ‘natural ground level’ and height certification. Councils will not always grant a relaxation if a house roof is finished above their height limitation. Finding ‘natural ground level’ in accordance with your local authority’s definition, is not always straightforward, so it is essential that a Consulting Surveyor determine correct levels before any design or construction work is carried out on a site. Basic contours from engineers or architects are often insufficient to assess NGL. Similar to identification surveys, costs for height certificates can vary widely with new flat blocks being cheaper than steep blocks in old areas. The cost of a height certificate, however, will be significantly lower than trying to reconstruct a roof which finishes up being too high, or applying for a Town Planning relaxation.

OTHER SERVICES

Please contact this office to discuss any other services we offer including, Town Planning services, Subdivisions, Unit or Town House Developments, Lot Design Layout, Lease Plans, Location Certificates, Building Set Out work, Development / Project Feasibility Studies, Project Assistance, Australian Height Datum (AHD) and Flood Level Plans, Encroachments and Boundary Disputes, Compliance Assistance, SealSMART (Express Plan Sealing by Brisbane City Council), Engineering Surveys or even if you need some general advice, we are always available to answer your queries or refer you to another consultant who may be more specialised in a particular area.