Boundary Identification Reports by a Registered Land Surveyor
Identification Survey Sydney
What Is an Identification Survey?
An identification survey is a report and plan prepared by a Registered Land Surveyor. It is often called a survey report or an ident, and its plan is usually a sketch rather than a scale drawing. The survey identifies the title boundaries of a property. It typically shows the position of buildings and structures in relation to those boundaries. Visible encroachments onto or from adjoining land are typically reported. It can include easements, restrictions, or covenants affecting the land.
In New South Wales, boundaries are established from historical records and survey evidence found on the ground. The primary records are the deposited plans held by NSW Land Registry Services. Survey evidence is weighed using a recognised hierarchy of evidence, described in Hamer’s Some Aspects of Title Boundary Location in NSW. Identification surveys are carried out in accordance with the Surveying and Spatial Information Act 2002 and the current Surveying and Spatial Information Regulation.
An identification survey does not place marks on the ground. If you need boundary corners physically marked, that is a boundary marking (peg out) survey. The two can often be combined into a single site visit.
Every property and every project is different. The information on this page is general in nature. The exact scope for your site is confirmed in a written fee proposal before any work begins.
The Process: Identification Survey
Most identification surveys follow this general path. Each project runs to its own scope.
- Request a fee proposal. Tell us the property address and the purpose of the survey. This can be done via our contact page or by calling us on (02) 8358 7267.
- Fee proposal and scheduling. A written proposal sets out the scope of works, deliverables and any applicable title search costs. Once accepted, the survey is scheduled.
- Research and preparation. Title searches and deposited plans are ordered from NSW Land Registry Services. The registered plans are calculated before we attend site.
- Field survey. Survey evidence is located and measured. The title boundaries are established. Buildings and structures are located in relation to those boundaries.
- Reporting, quality assurance and delivery. The plan and report are prepared, checked and signed by a Registered Land Surveyor, then issued via email as a PDF. We remain available afterwards to discuss the findings with you.
Related Services
Surveys that often pair with an identification survey, or follow on from one.
Boundary Marking (Peg Out)
Physical marking of boundary positions on the ground, before fencing or set out for building works. Often combined with an identification survey in a single site visit.
Detail and Level Survey
Site levels, contours, structures and services captured for design work. Used by architects, engineers and planners at the start of a project.
Torrens Title Subdivision
Subdivision plans prepared for development approvals, through to registered deposited plans with NSW Land Registry Services.
Frequently Asked Questions
An identification survey reports boundary positions and improvements on a plan. A peg out survey physically marks boundary positions on the ground. If you need both, they can often be combined into a single site visit.
A Registered Land Surveyor, or someone working under their supervision. Surveyors are registered with the Board of Surveying and Spatial Information (BOSSI) under the Surveying and Spatial Information Act 2002. You can verify a surveyor’s registration on the NSW licence verification portal. At Land Logic Surveying, every identification survey is performed and signed by a Registered Land Surveyor.
There is no blanket legal requirement. Conveyancers, solicitors and lenders often request one before settlement, and many buyers commission one for peace of mind. As a general rule, we recommend an identification survey for any property conveyance, to minimise risk. Whether one is needed for your purchase is a question for you and your legal representative. We are happy to explain what the survey would and would not cover for your property.
A survey report reflects the property as it stood on the date of survey. Structures, fences and improvements change over time. The boundary definition is also the surveyor’s opinion at that point in time. That opinion can be affected by survey plans registered with NSW Land Registry Services after the report was issued. For these reasons, we recommend obtaining a current identification survey.
For a typical residential property in Sydney, fieldwork is usually completed in a single visit. Searching, calculation, reporting and quality review happen around it. Timeframes vary with the complexity of the boundaries and the available survey evidence. Your fee proposal includes an estimated timeframe for your property.
The fee depends on the property. Relevant factors include the size of the lot, the number of boundaries in scope, the age and nature of the underlying deposited plans, the availability of survey evidence near the site, and access. Every project receives a detailed written fee proposal, including any NSW Land Registry Services search costs.
Sometimes. Encroachments are identified along boundaries where access is available. In some cases, entering an adjoining property gives the clearest view of a structure near the boundary. Arranging neighbour consent is generally the property owner’s responsibility. Registered surveyors also have a power of entry under the Surveying and Spatial Information Act 2002, exercised with notice. We will let you know before the site visit if it is likely to be needed.
External Resources
Helpful Links and Resources
Authoritative sources for land titles and surveying practice in New South Wales.
NSW Spatial Digital Twin (Explorer)
Free NSW Government map viewer. Look up your lot and plan number before requesting a fee proposal. Warning: the boundary line work is indicative only and has no legal status.
Protect Your Property (BOSSI guide)
The Board’s guide for property owners on using a registered land surveyor to protect your boundaries. Opens as a PDF.
Board of Surveying and Spatial Information (BOSSI)
Regulates surveyor registration in NSW. Verify any surveyor’s registration on the public register.
NSW Land Registry Services
Maintains NSW’s land title records, including the deposited plans and title information used in identification surveys.
Legal Aid NSW: Fences
Plain-language guidance on dividing fences and resolving fence disputes with a neighbour.
NSW Registrar General
Oversees the NSW land titles system and determines title boundaries in dispute.
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