Below are some of the FAQ’s that we are commonly asked. If you need an answer to a question that is not below, please contact us here. 


What does a land surveyor and town planner do?

As land surveyors, we conduct boundary surveys to determine the exact property lines and the border of the land in question. We assess the spatial layout of the site and focus on the creation of re-establishment surveys, feature surveys and sub-division surveys. We will determine if there is easements and encroachments on the land or any other ‘roadblocks’ and requirements of the land. By doing a survey, this can help to resolve or avoid disputes about land and boundary lines and assist with the proper placement of fences and other structural items.

Our town planning expertise means that we are knowledgeable and able to plan and design the subdivision of land and assist with the entire development process. We help with sub division plans and surveying the land –  right through to managing road creation, utilities and landscaping of new estates and areas.

Do I need a land surveyor?

      • Buying a new home and want to cover yourself from future legal disputes?
      • Applying for a building permit?
      • Want to know the exact boundaries of your land?
      • Want to ensure you are erecting a fence in the correct area / on your property?
      • Planning a subdivision of your land?

If you are doing any of the above jobs, then yes! Give us a call today.

Can I do my own land survey on my property? 

In Victoria, the law states that property boundary surveys need to be conducted or at least supervised by a practising licensed surveyor. Any survey performed by unlicensed practitioners can compromise the development of the land or property as there is no legal standing for unlicensed surveys.

What’s the difference between a Land Surveyor and a Building Surveyor?

Land Surveyors focus on the spatial layout of the site – we look at the land and space you have to work with. We provide accurate details of boundaries, easements and other things that may affect your build on this land.

A Building Surveyor deals with the legal side of everything and ensures all permits and approvals are in place before building begins.

We can, and will, work closely with your building supervisor to ensure the project runs on track and as efficiently as possible.

I have a large block of land I’m thinking about sub-dividing, where do I start?

Firstly, check your original land contracts and the block or lot title to confirm whether the land is allowed to be subdivided. If you can’t find these documents, speak to a local title company or let us know and we can look into this for you. Consider the amount of plots you would like to have on the land, the larger the subdivision, the more complex it will become however speaking to Reddie Surveys or another experienced town planner will allow you to understand the possibilities and complexities of land subdivisions and we can  walk you through the entire process. We can help you out from start to finish; we’ll assist you with designing the subdivision, surveying the property, submitting applications to the relevant authorities and everything in between. Give us a call to set up an initial, obligation free meeting today about your subdivision plans. For more information on how to subdivide your land in Victoria, please visit our website page here. 


How Large Is Your Team?

We currently have 2 fully licensed surveyors, a survey assistant and a draftsman on our team. Together, our experience, knowledge and passion comes together to make us experts in all elements of land development and town planning.

How much experience do you have land surveying?

Owner and Manager of Reddie Surveys, Michael Reddie, has been a licensed land surveyor since 1977. Other Reddie Surveys team members have years of experience in the field and have appropriate qualifications and training. M.J. Reddie Surveys has been land surveying for over 25 years, therefore are well experienced.

How Far Do You Travel?

We can survey all over Victoria and am happy to travel to get to you. Our office locations are based in Berwick, Beaconsfield and Inverloch, however we move across the state to meet and service our customers.

Some of the areas that we have previously surveyed or assisted with town planning are:
Melbourne’s South East including Beaconsfield, Berwick, Narre Warren, Dandenong, Hallam, Pakenham, Cardinia, Officer, Bunyip, Lynbrook, Clyde and Cranbourne.
Gippland including Warragul, Traralgon, Morwell, Churchill and Mirboo North.
South Gippland including Wonthaggi, Sandy Point, Port Franklin, Kilcunda, Inverloch, Grantville, Korumburra, Leongatha and Tarwin.
Phillip Island including Cowes, Rhyll, Silverleaves, Ventnor, Summerlands, Smiths Beach, Newhaven  and Wimbledon heights

What Are Your Fees?

This is dependent on each and every project, size of the land, geographical location and the age of the land can vary fees. Give us a call and we’ll be more than happy to come out and give you an accurate quote for your land.

How much does a Re-Establishment Survey Cost?


What are the steps in subdivision?

    1. Obtain a copy of the title and plan diagram – you can do so here: www.landata.vic.gov.au
    1. Complete a land survey with a licensed surveyor – they will liaise with council on your behalf
    1. Council will receive the plan from the surveyor and goes through an application process to ensure all requirements are met
    1.  Approved survey and application is sent to a conveyancer or lawyer who arranged the relevant documents for Land Victoria to lodge the application for registration of a plan of subdivision.
    1. Final approval takes place once Land Victoria is satisfied all requirements are met and then the new plan is registered. A new certificate of Title is issued to relevant stakeholders and development can commence.

How long does subdividing land take?

This depends on the council and how long the application spends with them and how long it takes to get all of the documents accurately verified. This generally takes between 3-6 months before building can be approved and begin.

How do I know if I can subdivide my land?

Whether or not you can subdivide you land depends on:

  • The size of your property
  • Town planning
  • Neighbourhood precedent
  • If is possible to build on the land
  • The land’s agricultural significance, and
  • Existing buildings that cannot be removed

Read more about whether your land is suitable for subdivision here. 


What is a Town Planner?

Town planning is all about strategic planning, understanding a communities current and future needs and governing new and existing developments.

A town planner assists and advises developers and landowners with their development ideas and plans. They will professionally develop strategies and reports based on their assessments of your proposed development to ensure all local council regulations and policies are met.

Town planners aren’t limited to one type of development but rather have a multitude of areas of expertise; from assisting with simple house extensions to large multistory project proposals – their role is multi-faceted.

Local councils have a set of rules and regulations on developments, called the Planning Scheme. When proposing a development, it must be in accordance with council and state legislation. Town planners are well educated on the legislation of small-and-large scale developments and work alongside local councils in accordance with the Planning Scheme.

Town planners can prepare or assess development applications and once a proposal has been assessed they can coordinate an array of consultants such as architects, surveyors, civil engineers and landscape architects to work in compliance with the Planning Scheme.

Overall, town planners guide and assess future development of expanding cities, towns and regions in many areas including housing, land and property development, education, community projects, tourism and transport.

Why Do I Need A Town Planner?

If you are a landowner or developer with an idea or concept, town planners can advise you whether your proposed development meets regulatory standards in accordance with local council regulations.

Enlisting the service of a town planner to assist your proposed development plans, can hasten the development proposal process and ensure any issues meeting the councils Planning Scheme are quickly addressed and rectified.

As an experienced professional, a town planner can ease the burden of hidden costs and legalities involved in your development plan processes.

More specifically, they can help you with the following processes:

  • Prepare the development application and submit all required documentation to the appropriate authorities
  • Give feedback on the design stage of your project and pre-empt any issues council may have with your proposal
  • Act as single point of contact for all individuals involved in the project to minimize miscommunication
  • Provide assistance in an appeals court should your development face any legal issues.


What is a building set-out? 

When preparing for any type of construction work, building set-outs are a critical step in transferring your building designs onto the land itself.  

This ensures builders can follow the exact designs during the construction process.  

Building set-outs involve surveyors physically transferring dimensions of positions of corners, centre lines of walls, boundary lines and key building markers onto the ground. This ensures all construction is carried out according to the design plans and assists all contractors onsite.  



Why are they important?

      • Building set-outs allow construction to be done within legal boundary lines which can prevent potential costly and disruptive legal disputes 
      • The physical markers provide guidance for all onsite contractors to execute construction exactly to plan.  
      • Any potential design flaws are quickly identified once physical markers have been laid out before construction commences.  
      • Essential to accurate management of construction team from small dwellings to major commercial building projects.  


Where are building set outs needed? 

Building set-outs are a critical step to any design and construction process from small-scale projects to larger developments. They are warranted for numerous construction projects including the following: 

      • Building new homes, apartments, townhouses and units 
      • Residential and commercial building extensions and renovations  
      • Development of warehouses and commercial buildings 
      • Design and implementation of residential and commercial swimming pools  
      • Large-scale town and land development projects 
      • Town infrastructure projects 


MJ Reddie Surveys team of professionals accurately and expertly mark the building position onsite and provide building set-out plans to help all contractors onsite to ensure pinpoint accuracy during construction. 

 If you have a small- or large-scale development project you need a building set-out for, contact the expert team at MJ Reddie Surveys today.  

Find out more by emailing info@reddiesurveys.com.au or contact us on 03 9707 4117.