Forum Replies Created
- alfrescodining wrote:Thanks for that explanation Ahsley.
I guess I'll need countours, features, adjoining property features, distances from boundaries, that sort of thing. This is for a townhouse DA.
If I need a title RE I'm assuming he'll do it at the strata subdivision stage?
Yes you are correct, the above is what will be submitted for DA.
It sounds like your surveyor runs things similar to myself, where the Title RE is completed at the latter stage. I think it’s better to do it this way as there is less time to “hope” the fences haven’t moved/changed etc between the survey and designing the subdivision. Also the ability to be able to cross-check with the initial survey is an added extra.
Also for those wondering what I’m talking about an example of one of my Feature and Levels with Site Analysis can be downloaded in .pdf format here: http://www.mediafire.com/?s84s77byld777v5
alfrescodining wrote:I've never heard of title re-establishment. Is that a Victoria thing?Title Re-Establishment Surveys are used for the following:
– Subdivisions (all types of subdivision)
– Consolidation of titles
– Pegging fence corners for new fencing
– Planning on building on the title line (eg. Garages).
– Title Amendment
– Adverse Possession
– Other Title-related applicationsSubdivisions is where they are most commonly seen. Some surveyors prefer to do them at the same time as the Feature and Level, Site Analysis, whereas other surveyors do them later down the track with the subdivision design. There isn’t a difference in cost as it’s still the same amount of time on site either way. I prefer the latter as the process seems to flow more smoothly splitting it into planning application firstly then the subdivision design and submission.
It’s not just a Victorian thing. If you’re just looking for the Feature and Level Survey, (I’m assuming for a home extension, building permit etc) without planning on building on the boundary then you won’t need the Title RE.
I saw this also and was talking to the old man about it (he’s into DIY building on weekends). Apparently it’s a bit more expensive but saves lots of time. In addition you don’t have to worry about ugly nails on the deck.
The key with the clips is to make sure the boards can’t slide up and down, so use a border/frame at either end. Looks like a great product though. One thing that arose after my father built a new deck down at the holiday house is that the levels were shagged- about a 40mm drop from one side to the other. I told him to borrow my dumpy level but he was too stubborn. Moral of the story: don’t level with a string line!
Let us know how you go with it!
Cheers,
So like a repeat customer discount thing? Most surveyors knock off another 10-20% when customers come back multiple times. It is a very competitive market after all.
Cheers,
You will get figures across the board like that. I’ve worked for some companies in the past which were on the high end due to the high cost of good equipment (a new theodolite is ~$40k, add vehicles, prisms, sometimes gps units etc…). There are some cheap surveyors out there but ultimately you get what you pay for.
I won’t name names, but I’ve had customers go to a cheaper mob around the corner from me, and I say that you will no doubt be turned around at council because of the lack of information. Every time they’ve come back and need the survey re-done as it was entirely rubbish with the cheap company. Good way to waste $1000!
The surveyors board in Vic recommends $1200-$1300 + GST for a basic Feature and Level Survey. Rescode information is extra as is Site Analysis work. If you think about it, the Bachelor’s Degree is unbelievably hard work, then you’ve got 3 – 4 years of licensing after that (3 subdivisions and 2 law projects). Not just the average tradie with on-the-job training. Few doctors or lawyers do that much study.
I’m not trying to sell you the more middle-upper quotes by any means, but if you can get a guarantee from the cheap guys that it won’t get turned around for more information / run into many hiccups, then I’ll eat my words. Many of them haven’t had any formal training and use rubbish gear without having a thorough knowledge of council’s requirements. They’re in it for the quick money.
Cheers,
Hi Mustafa,
May I suggest that you have a look around in the finance section of the forums here: https://www.propertyinvesting.com/forums/getting-technical/finance
There’s a wealth of experts and knowledge there so I’m sure your questions can be answered. I would also suggest having a full feasibility and costing study done by a private town planner (if you haven’t had one done already).
Good luck with the project!
Cheers,
Hi Jim,
No intention of being biased here, but I would go with your surveyors recommendation. We’ve all done hundreds of subdivision projects of all shapes and sizes and know the best way to get things done.
I’m not saying you have to go with them 100%, as there are always going to be steps where one thing can be done before the other and vice versa. Your surveyor will have your best intentions at heart, and given it’s that busy time of year (why does this always happen when the weather is terrible!) they’ll be wanting to get through the work in the most effective and time-wise method.
Has the surveyor provided you with some contacts or are you coordinating all of this yourself? I know I rather working with certain professionals as they know the work well and there’s no surprises at either end.
Cheers,
I use this as the measuring tool to get a reasonable idea. http://services.land.vic.gov.au/maps/lassi.jsp
It’s a sub-section of land.vic.gov made for surveyors. If you type in the address, then click the measuring tool icon you can draw lines.In the side menu there will be the option to put snapping on. Make sure you keep this on to get reasonable results.
Cheers,
jasonjw wrote:go for a granny flat (if you can get one.) it’s possible to get a decent granny flat completely installed for about 60-70K which you can then rent out for $200+ a week.it won’t be huge but does that matter? nope
It really does seem to be a trending way to go. I’ve noticed the granny flat surveys have really taken off the last 6 months. Were very few and far between previously with most developments being home extensions or subdivisions. Definitely is a great low-cost idea for maximum return!
Everyone’s answered the zoning question, pretty simple really to do a search. I know in vic there’s numerous resources which explain the zoning particulars very well. Not sure what state you in but a bit of googling would probably help!
In regards to the area question, to find out correct size you need a copy of title. I think at the moment it’s about $20-25 for members of the public. I can get them here in Vic for $12.50 through the ACSV. Not all copies of title show area, so if you need this I can quickly work it out on the calculator if you know the 4 bearings and distances.
Often there is a misclose in your title dimensions, as they are mostly rounded to the nearest 30 seconds of arc, so we ignore this and leave the misclose at the rear of the block (typically 5-10mm).
Hi Shane,
I’m not a financial expert so can’t give you much information on that part, but can help out with the subdivision/surveying questions.
– Check zoning of the site. There’s so much free information available on the internet explaining which zone means what.
– Talk to council. Arrange a meeting to discuss any concerns they might have. Arrange Pre-Application meeting. I can’t emphasize how important this is.
– Check if there’s any covenants or easements which will be a problem. Copies of title aren’t expensive – I can get them for $12.50 if anyone needed one.
– Look at the neighborhood characteristics- are there any subdivisions in your LP already? What are the houses like? (old/modern etc)
– Look at the area of the site, will you need to have something designed first? What type of subdivision suits best? Check driveway width etc. Will there be any issues with trees, setbacks, neighbour houses?These are just some things off the top of my head after what has been a long week. There isn’t a “blanket” solution to finding the correct site- you’re much better off looking at a particular property(ies) and then going to a surveyor / town planner and asking what they think about it.
It is something that comes from experience, but does get easier with time, constant exposure to the process and a good knowledge of development.
Cheers,
Hi there,
Subdivision has so many varying factors which determine the outcome. Your best bet to determine feasibility would be to talk with a private town planner. There’s a few on the forums here who I’m sure will be happy to help with your questions. Spending a small amount before the development on getting a complete run-down of your costs and projected profit can save many headaches and large costs down the track.
Cheers,
Christian beat me to it- Title Search will show who the current owner is. Members of the public can access this information here: https://www.landata.vic.gov.au/tpc/tpc_menu.aspx
I pay about $12.50 through the Association of Consulting Surveyors Victoria (ACSV) for titles, so can get it a bit cheaper if you needed.
Hi MonDan,
In my experience dealing with council directly can be a nightmare for everyone involved. I would suggest it would be worth your while speaking with a private planner to see how they’d go about it. Melanie always hands out good advice on the forum, as does Breece at Hub Plan. Most of the professionals here work Melbourne-wide and have experience with almost every council, so I wouldn’t be too worried about finding someone from that exact area.
Cheers,
Hi Suzie,
Firstly welcome to the forum! You’ve got quite a few questions so I’ll try to sort them out for you.
There’s numerous financial experts on the forum, if you see the finance section there’s quite a few experts floating about. (Jaimie M, terryw, shape, qlds007) to name a few. You’d probably be best shooting those guys off a pm, or posting a topic in the finance section.
With respect to the subdivision part it’s up to you who to contact first. Surveyors and Town Planners are normally the first point of call. I would highly recommend speaking with Breece or christianb (Town Planners) on the forum here for a feasibility study before you start spending the money. Private planners are much better than the council planners, as they’ll give you a straight answer to your development feasibility.
If you have any queries on the subdivision part, feel free to ask!
Cheers,
A couple of years ago one of my fiancés friends was living in a sharehouse in Clayton (Monash student).
5 bedroom, very run down place with 6 of them living there. Landlord was in the process of doing a 2-Lot subdivision in the backyard and they were still paying around $900p/w! The landlord must’ve been laughing – I couldn’t believe how much students were willing to spend on mediocre housing.
alfrescodining wrote:Wow thankyou guys, didn't realise that.What kind of troubles are you aware of with larger builders Ashley?
And does anyone know of any good builders who build in Western Sydney or Southwest Sydney?
Cheers
Hi,
Not sure of any builders in Sydney sorry! I agree with the lack of personal touch from the post above.
Yes the big builders are cheap, but this does significantly affect the quality of the work. I’ve done some surveying work in the past for Metricon, and they would always try to get me to rock bottom price. Almost to the point where the work isn’t worth doing.
One of my close friends who’s a sparkie had the same experience with the large builders. They’ll get the tradies down to their lowest price, so it’s at the point where the work needs to be rushed, otherwise they’ll be at a loss.
Last thing you want is to have a home rushed and not built as well as it should be. I’d pay the extra money and wait a bit longer for my house than just a cheapo kit-home deal.
There’s a thread on here I read recently where the couple were being stuffed around big time by a large builder, and when they wanted out they were met with all sorts of problems. I’ll try to find the link to post back here. Many large developers I work for like using the local tradies for quality work.
Cheers,
In many cases, yes. Although if you’ve seen the huge number of threads on this and other property forums about the troubles with those large builders I’d be steering well clear of them. Best be asking around for recommendations for a well priced and reliable small builder.
Hi,
Welcome to the forum! (see it’s your first post).
As always with building new dwellings you’ll need to talk to your local council’s planner as a starting point. Alternatively you can speak with a private planner (eg. Breece on this forum).
There will be restrictions on the building depending on your zoning, overlays & covenants (if any). Some councils may ask for a Feature and Level Survey to accompany the design when applying for your permit. The vast majority of councils in Melbourne for example ask for this. It all really comes down to where you live.
I’ve done some work with granny flat designers who can handle the whole process for the customer. As I haven’t developed any granny flats myself I’m not sure on what the differences in costs are between doing it yourself or letting someone else go about it. It’s not a very tricky process by any means, so if you can do it yourself.
Cheers,
luke86 wrote:I would certainly be paying for quality advice for this development and not relying on information from a forum. I doubt many people on this forum have any idea whatsoever about this level of development (maybe Richard Taylor, Nigel Kibel or Alistair (I cant remember his last name but he is a mortgage broker with development experience I believe) )Cheers,
LukeI suspect you’re talking about Aaron_C. I’ve done a few surveys for him- some very impressive projects there! Definitely knows what he’s talking about.
