Understanding your property's boundaries and existing structures is important when buying, selling, renovating or developing land. Whether you own a residential property, commercial premises or an industrial site, accurate surveying information can help you make informed decisions and identify potential issues before they become costly problems.
An Identification Survey provides information about property boundaries and the position of relevant existing improvements in relation to those boundaries. It can be particularly useful when purchasing property, planning construction or investigating possible encroachments.
Working with experienced Commercial Land Surveyors can help you understand the surveying requirements for your property. In this guide, we explain when you may need an Identification Survey, how it differs from a Boundary Survey and what to consider before arranging one.
What Is an Identification Survey?
An Identification Survey is a type of survey that generally shows property boundaries and the location of existing improvements in relation to those boundaries. Depending on the scope, it may identify buildings, fences, garages, sheds and other relevant structures.
The survey can help property owners understand whether visible improvements appear to be positioned within the property boundaries or whether further investigation may be necessary.
An Identification Survey may be useful for:
Property purchases and sales.
Checking the position of existing buildings.
Investigating possible boundary encroachments.
Planning renovations or extensions.
Assessing commercial or industrial properties.
Supporting property due diligence.
The exact information included depends on the survey scope and the property's circumstances. An Identification Survey does not replace legal advice, a building inspection or a planning assessment.
1. Before Buying a Property
One of the most common reasons to arrange an Identification Survey is to investigate a property before purchasing it.
A property may appear suitable during an inspection, but fences, garages, extensions or other improvements may not align with the legal boundaries. Identifying potential discrepancies before settlement gives you an opportunity to seek further advice.
An Identification Survey can help you understand the relationship between existing improvements and the property boundaries.
Consider arranging an Identification Survey if:
You are purchasing a property with existing buildings.
Fences or retaining walls appear close to neighbouring land.
You notice an extension near a boundary.
Available plans do not clearly explain the existing layout.
You want additional surveying information for due diligence.
Commercial Land Surveyors can discuss the appropriate survey scope for your property and help you identify whether further boundary investigation may be required.
2. When You Suspect a Boundary Encroachment
Boundary encroachments can occur when a structure, fence or other improvement extends across a property boundary. These issues can affect property use, future construction and dealings with neighbouring owners.
An Identification Survey may highlight potential encroachments by showing the position of existing improvements relative to the boundaries. If a concern is identified, a more detailed investigation or legal advice may be needed.
An Identification Survey may be useful when:
A neighbour's fence appears to cross your land.
A garage or building sits very close to the boundary.
You suspect a structure extends onto adjoining land.
You are preparing to sell a property with a boundary concern.
You need to investigate an issue before starting construction.
A Boundary Survey may be appropriate where legal property boundaries need to be established or re-established. In NSW, cadastral boundary surveying should be undertaken by an appropriately registered land surveyor.
3. Before Renovating or Extending Your Property
Renovations and extensions can involve building close to boundaries or changing the position of existing structures. Before starting work, it is important to understand the existing site conditions and relevant property dimensions.
An Identification Survey may help show existing improvements in relation to the boundaries. Depending on the design, you may also need a detail and level survey or a Boundary Survey.
Consider obtaining surveying advice before:
Extending a house towards a side or rear boundary.
Building a garage or carport.
Constructing a retaining wall near neighbouring land.
Replacing or relocating a boundary fence.
Planning new structures on a commercial site.
Commercial Land Surveyors can help identify the type of survey information required for your proposed work. Your architect, builder or planner can also advise which documents are needed for design and approval purposes.
4. When Buying or Managing Commercial Property
Commercial properties can include warehouses, retail premises, office buildings, factories and industrial facilities. These sites may contain multiple structures, car parks, accessways, loading areas and other improvements.
An Identification Survey can provide useful information about the position of relevant existing structures relative to property boundaries. This may help a purchaser assess the site before settlement or support planning for future changes.
Commercial Land Surveyors may be able to assist when you are:
Purchasing a commercial or industrial property.
Assessing existing buildings and boundary relationships.
Planning alterations or additional structures.
Investigating possible encroachments.
Reviewing a site before redevelopment.
A Boundary Survey may also be necessary if the legal boundary position needs to be established. In addition, check title documents and registered easements with your solicitor or conveyancer, as surveying plans alone do not explain every legal right or restriction affecting a property.
5. Before Selling Your Property
An Identification Survey may also be useful when preparing to sell a property, particularly if there are extensions, outbuildings or structures near the boundaries.
Having relevant surveying information available may help you respond to purchaser enquiries and investigate potential discrepancies before the sale progresses.
Consider an Identification Survey if:
You have added structures since purchasing the property.
You are uncertain about the position of existing improvements.
A prospective buyer requests surveying documentation.
You want to investigate a possible encroachment before listing.
The property has complex boundaries or multiple improvements.
Discuss the requirements with your conveyancer or solicitor and a qualified surveyor to determine whether an Identification Survey is appropriate.
Identification Survey vs Boundary Survey
Although an Identification Survey and a Boundary Survey are related, they serve different purposes.
| Feature | Identification Survey | Boundary Survey |
|---|---|---|
| Main purpose | Shows relevant existing improvements in relation to property boundaries | Establishes or re-establishes legal property boundaries where required |
| Existing structures | Generally included within the agreed scope | May be included if required for the survey task |
| Common use | Property due diligence and identifying potential encroachments | Boundary clarification, construction near boundaries and boundary-related matters |
| When to consider it | Buying, selling or assessing a property with existing improvements | When the legal boundary position needs to be established or investigated |
The right option depends on your property and the questions you need answered. Commercial Land Surveyors can explain the scope of each service and whether additional surveying work is appropriate.
How to Choose the Right Surveying Professional
Before booking an Identification Survey or Boundary Survey, consider these important factors:
Qualifications and registration: Confirm the surveyor has the appropriate credentials for the work, particularly where cadastral boundary surveying is required.
Relevant experience: Look for experience with the type of property you own or plan to purchase.
Clear scope: Ask which boundaries, structures and features will be shown.
Written quote: Confirm the price, expected timeframe and deliverables.
Clear communication: Choose a professional who can explain the results and any limitations.
GeoPoint Surveyors provides surveying services for property owners, businesses and developers. Contact the team to discuss your property and determine which surveying service may suit your requirements.
Frequently Asked Questions
1. What does an Identification Survey show?
An Identification Survey generally shows property boundaries and relevant existing improvements in relation to those boundaries. The exact features and information included depend on the agreed scope of work.
2. When should I arrange an Identification Survey?
You may need an Identification Survey when buying or selling a property, investigating possible encroachments, planning renovations or reviewing existing structures before development.
3. Is an Identification Survey the same as a Boundary Survey?
No. An Identification Survey generally focuses on showing existing improvements in relation to property boundaries, while a Boundary Survey focuses on establishing or re-establishing the legal boundary position where required.
4. Can an Identification Survey detect encroachments?
It may identify potential encroachments by showing existing improvements in relation to the boundaries. Any suspected issue may require further surveying, title checks or legal advice.
5. Do commercial properties need an Identification Survey?
An Identification Survey may be useful when purchasing, selling or developing a commercial property, especially where existing buildings or other improvements are close to the boundaries. The need depends on the site and the intended use of the survey.
6. How much does an Identification Survey cost?
Costs depend on the property's size, complexity, accessibility, required detail and timeframe. Request a written quote from Commercial Land Surveyors to understand the proposed scope and fees.
Conclusion: Arrange the Right Survey for Your Property
An Identification Survey can be valuable when purchasing, selling, renovating or developing a property. It provides information about existing improvements and their relationship to property boundaries, helping you identify issues that may require further investigation.
Whether you need an Identification Survey for commercial due diligence or a Boundary Survey to clarify legal boundaries, choosing an appropriately qualified surveying professional is an important step.
Call to Action: Need surveying information for your property? Contact Geo Point Surveyors to discuss your requirements and find out whether an Identification Survey, Boundary Survey or another surveying service is suitable for your project.
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