What an identification survey shows
An identification survey (sometimes called a surveyor's report) records the position of the main buildings and improvements on a property and compares them with the title boundaries. It can show whether a house, garage, pool, fence or retaining wall appears to be inside the boundary, over it, or too close to it, and whether a neighbour's structure may be encroaching onto the land.
Why it matters when buying property
A contract for sale describes the land, not what has actually been built on it. Encroaching eaves, fences built in the wrong place or structures over an easement can lead to disputes or extra costs after settlement. An identification survey gives you and your solicitor or conveyancer measured information before you commit. Talk to your solicitor about timing within the cooling-off period.
Identification survey or boundary survey?
An identification survey reports on existing improvements; it does not usually place boundary marks. If you need pegs in the ground to build or fence, you need a boundary survey. Many clients need both, and we can quote them together.
Identification survey cost and turnaround
The cost of an identification survey depends on the size of the property, how many buildings and structures need to be located, access to the site and how much title research is required. Strata units, rural blocks and properties with several outbuildings each need a different scope.
Purchases often run to a deadline, so tell us the cooling-off or settlement date when you request a quote. Agents can usually arrange access. Buying in Kiama, Shellharbour or Nowra? We cover those areas too: see service areas.
When you may need one
- Before exchanging contracts on a house, unit or vacant land
- When a lender, solicitor or conveyancer requests it
- When you suspect a fence, wall or building is encroaching
- Before selling, to identify issues early
- As part of resolving a boundary or easement question
How it works
Quote
Send the address, the purpose of the survey and your settlement or cooling-off date.
Research
We obtain the title and registered plan information for the land.
Field work
We measure the improvements and relevant boundary evidence on site.
Report
We prepare a plan or report showing the improvements relative to the boundaries, with notes on any apparent encroachments.
What you receive
- Identification survey plan or report
- Notes on apparent encroachments or structures close to boundaries
- Advice on whether boundary marking or further work is recommended
To get an accurate quote, send us:
- Property address and lot/DP, if known
- Why you need the survey (purchase, sale, dispute, lender requirement)
- Your deadline, such as the cooling-off or settlement date
- Contact details for the agent or occupant for access
Identification Surveys FAQs
Do I need an identification survey when buying a house in NSW?
It is not compulsory for every purchase, but it is a sensible check where fences, extensions, pools or retaining walls are close to the boundary. Your solicitor or conveyancer can advise whether one is warranted for your purchase.
How quickly can I get one?
Turnaround depends on our current workload and on access to the property. If you have a cooling-off or settlement deadline, tell us when you request the quote.
Will the survey mark my boundaries?
Not usually. An identification survey reports on the position of improvements. If you also need pegs on the boundary, ask for a boundary survey as well.
What happens if the survey finds an encroachment?
The report explains what was observed. The legal options, such as negotiating with a neighbour or seeking a contract variation, are a matter for your solicitor or conveyancer.