Land Surveys Before Building in Tasmania: What You Need

Before a single design line is drawn, your land needs to be measured. In Tasmania, two types of surveys are typically needed before building: a feature and level survey (topographic) and, for boundary-related decisions, a re-establishment survey. Knowing which you need — and when — saves time, avoids planning complications, and protects you from expensive surprises on site.

Why Surveys Matter Before You Build

A land survey does what no satellite image or council map can do: it tells you precisely what's on your land, where the boundaries are, and how the ground actually rises and falls. Designers work from this data to place the building correctly on the site — maximising solar access, managing drainage, and meeting setback requirements. Without it, any design is based on assumptions that may not hold when construction begins.

In Tasmania, surveyors are regulated under the Surveyors Act 2002. Only surveyors holding a Land competency — administered by the Tasmanian Land Surveyors Accreditation Board (TLSAB), a sub-committee of the Institute of Surveyors Tasmania — are authorised to survey property boundaries and certify that improvements fall within them. This matters when you're making decisions that depend on where your legal boundary actually sits.

The Feature and Level Survey (Topographic Survey)

A feature and level survey — sometimes called a contour and feature survey or topographic survey — is the standard pre-design survey for new home projects. It maps everything visible on and around the site that will affect the design and approvals process.

A typical feature and level survey in Tasmania captures:

• Contours: Ground levels at regular intervals (typically 0.25m or 0.5m), showing how the land rises and falls across the site. Used for cut-and-fill calculations and drainage design.
• Site boundaries: The surveyed extent of the property, including any easements or encumbrances shown on title.
• Existing structures: Any buildings, sheds, retaining walls, or other constructed elements currently on the site.
• Services and utilities: Location of visible service pits, power poles, stormwater, and sewer infrastructure at or near the site boundary.
• Trees and vegetation: Significant trees are usually noted with trunk diameter and canopy spread. This matters for setback calculations and council conditions.
• Adjacent context: Neighbouring buildings, road centrelines, footpaths, and overhead lines within a defined area around the site.

The output is a scaled drawing (usually provided in PDF and DWG format) that your architect or building designer uses as the base for all site plans. Most Tasmanian councils require a feature and level survey to accompany a planning permit application for a new home — this is typically specified in the council's planning scheme or application checklist.

The Re-Establishment (Boundary) Survey

A re-establishment survey locates and marks the legal boundaries of a property on the ground. In established neighbourhoods, fence lines don't always match title boundaries — and a building placed on the basis of an incorrect fence can end up encroaching on a neighbour's land or breaching the required setback distance.

Under the Surveyors Act 2002, only a registered surveyor with the Land competency is authorised to re-establish and mark title boundaries. Survey Directions issued under the Act set out the technical standards these surveys must comply with.

A re-establishment survey is particularly important when:

• The site is a new subdivision and the lots have not been physically pegged yet
• You're building close to a boundary and the setback clearance is tight
• Fence lines appear inconsistent with the title dimensions
• There's any dispute or uncertainty about where the boundary sits
• Your council requires a setback certificate from a licensed surveyor as a condition of the building permit

Many builders include a re-establishment survey as a standard pre-construction step on tight suburban sites. In northern Tasmania, your building surveyor or council can advise whether one is required as a condition of your building permit.

Other Survey Types You May Encounter

For most new home builds, a feature and level survey and possibly a re-establishment survey are the main requirements. But depending on your project, you may also encounter:

How Much Does a Survey Cost in Tasmania?

Survey costs vary based on site size, complexity, and distance from the surveying firm's base. As general benchmarks for 2026:

• Feature and level survey (standard suburban block): $800–$1,800 in most northern and north-west Tasmanian towns. Larger or irregular sites, or those with significant vegetation, cost more.
• Re-establishment survey: $800–$2,000 depending on how many boundary pegs need to be located and the complexity of the title documents.
• Combined feature/level and re-establishment: Many surveyors offer a combined service, which is more efficient (and usually cheaper) than commissioning them separately.
• Remote or rural sites: Travel charges apply for sites more than 30–60 km from the surveyor's office, adding $150–$500 to the base cost.

These costs are typically incurred at the start of the design process — before any building contract is signed. They are part of the pre-construction costs you'll need to budget for alongside soil testing and design fees.

The Right Sequence for Pre-Construction Surveys

For a new home build on a residential block in Tasmania, the typical sequence is:

1. Feature and level survey: Commission this first. Your building designer needs it to produce site plans, and it's usually required early in the planning permit process.
2. Soil test: Done in parallel with or shortly after the feature survey. The geotechnical engineer needs site access — coordinate timing so you're not booking two separate site visits when they can be done close together.
3. Re-establishment survey (if required): Usually not needed until you're close to construction setout, unless boundary uncertainty is affecting the design early.
4. Setout certificate (if required by council): After the slab is setout but before concrete is poured — a permit condition on some Tasmanian sites.

At Davies, we coordinate these steps for clients as part of our pre-construction process — so the right surveys and tests happen in the right order, without holding up the design or approvals timeline. See how we structure the full process in our design and construction overview.

Surveys and the Planning Permit Process

In Tasmania, the planning permit application is assessed by your local council under the relevant planning scheme. Most schemes require a feature and level survey to be submitted with the planning application — it's used to assess setbacks, overlook, and how the proposed building relates to the site's natural contours.

Some councils also require a heritage or vegetation survey if the site is in a heritage precinct or contains significant trees. Your building designer or town planner can advise on what applies to your specific site.

For a full overview of the planning and building permit process in Tasmania — including how PlanBuild Tasmania is changing how applications are lodged — see our guide to building permits in Tasmania.

Frequently Asked Questions

Who can do a property boundary survey in Tasmania?

Only a registered surveyor holding the Land competency under the Surveyors Act 2002 can legally survey and mark property boundaries in Tasmania. The Tasmanian Land Surveyors Accreditation Board (TLSAB) administers these competencies. A feature and level survey can be carried out by an appropriately qualified surveyor — which in practice means most registered land surveyors offer this service alongside boundary work.

Do I need a survey before signing a building contract?

Yes — a feature and level survey should be done before design begins and certainly before any contract is signed. Without it, your building designer can't accurately position the home on the site, calculate earthworks, or confirm that the proposed design meets setback requirements. Contracts based on unverified site assumptions carry the risk of cost variations when the actual site conditions differ from what was assumed.

Can I use the title plan instead of a boundary survey?

The title plan (deposited plan) shows the intended boundaries and dimensions of a lot, but it doesn't tell you where those boundaries sit on the ground. In established areas, the physical boundaries — fence lines, pegs, marks — may not correspond exactly to the title dimensions due to survey inaccuracies over time or fence placement errors. For building close to a boundary, a re-establishment survey that physically locates the title boundary on the ground is the only reliable method.

What if the survey reveals an encroachment on my site?

Encroachments — where a fence, shed or other structure is on the wrong side of the boundary — are not uncommon in established neighbourhoods. If a survey reveals one, your options depend on whether the encroachment is on your land or your land is encroaching on a neighbour's. Both situations need to be resolved before you build, as an encroachment can complicate your building permit and potentially your land title. A licensed surveyor and a property lawyer can advise on the appropriate steps.

Planning a Build in Northern Tasmania?

At Davies, we walk clients through the pre-construction steps — including which surveys and tests are needed, in what order, and what the results mean for the design and budget. If you're in the early stages of planning a new home, a feasibility conversation is the place to start.

Get in touch to talk through your project with the Davies team, or explore our pricing guide to understand what your budget can achieve.