Half a Colorbond fence is up, the neighbour says it’s sitting on their side, and now someone has to decide who pays to find out. That’s often the first time an owner asks what does a land surveyor do, and it’s a far cheaper question to ask before the fence goes in than after.
If you’re in Adelaide or the Adelaide Hills, you’re probably in one of five spots. A fence line is disputed. A designer, builder or council wants a feature and level survey before plans go in. You are thinking about splitting the block. You are buying and want the house, shed and fences to sit inside the title. Or the pegs have gone. Each calls for a different survey, and knowing which is most of the battle.
What does a land surveyor do in South Australia?
In plain terms, a land surveyor measures land, works out where the legal boundaries sit, records what is built on the block, and turns that into a plan someone else can rely on. The Surveyors Board SA describes Licensed Surveyors as people with specific expertise in identifying and measuring property boundaries, who also handle surveys and planning applications for land subdivision and community titles.
The word “licensed” matters here. In South Australia, only licensed surveyors can undertake a boundary survey or place a survey mark that defines a property boundary. The Board also says boundary surveys must be conducted or supervised by a practising Licensed Surveyor, and that surveys done by unlicensed practitioners have no legal standing.
Day to day, the work usually runs in three stages. The surveyor looks at the title and the plans on record, measures on site, then compares what is on the ground with what the records say. What they find, and how long it takes, depends on the block and the evidence on site.
A land surveyor doesn’t decide disputes, grant approvals or tell you what you can build. Councils, the courts and the planning system do that. The surveyor’s plan is the evidence they work from.
One more thing, so there’s no confusion. Torrens Survey Co isn’t a surveying firm and doesn’t do surveys. We put you in touch with an independent Licensed Surveyor, who quotes and contracts with you directly.
Not sure which survey you need? Tell us what the survey is for using the contact form and we’ll put you in touch with an independent Licensed Surveyor who can quote it in writing. If you’d rather talk it through, call (08) 5550 3814.
What a land surveyor does on a boundary job
Picture a leaning Colorbond fence in Salisbury. Both neighbours are sure it’s on the other person’s side, and each of them could be wrong. A boundary survey is the tool for this. The surveyor works out where the legal boundary runs, places or re-establishes marks, and produces a plan showing the fence in relation to that line. The fence may turn out to be inside one block, on the line, or over it. Nobody can tell you which until the measuring is done.
Money is the next question. Adelaide surveyors quote each job, and none of the South Australian firms checked on 30 September 2026 publish a price for boundary surveys. National guides give a wide spread. Trade Heroes, a national cost guide updated on 6 March 2026, lists boundary surveys at $900 to $2,500, with GST not stated. That’s a national figure, not an Adelaide price. An Adelaide surveyor quotes your block after seeing the title.
Under the Fences Act 1975 (SA), the cost of any survey reasonably required for the fencing work counts as a fencing cost. The Legal Services Commission adds that if you both want the survey you can share the cost, but if not, the person who arranges it pays.
The process around a fence is also worth knowing. A new fence starts with a Form 1 notice, and the neighbour has 30 days to serve a cross-notice without giving a reason. If they don’t respond in time, that counts as agreement. Where you can’t agree, the Magistrates Court can decide the line of the fence.
Missing pegs are a related headache. By law you can’t move or remove a survey mark made by a licensed surveyor. If the marks around your block have disappeared, the fix is a survey by a Licensed Surveyor, not a tape measure and a guess. The identification surveys page explains the option people often use for this and for checking a boundary before buying.
What a land surveyor does for a development application
Now a sloping Stirling block. The designer wants existing levels before drawing a pole home, and council will want a site plan when the application goes in. This is where a feature and level survey earns its fee.
A development application for a new building or extension needs a site plan drawn to scale. Under Schedule 8 of the Planning, Development and Infrastructure (General) Regulations, that plan shows the boundaries and dimensions of the site, setbacks to the boundaries, existing ground and floor levels where relevant, and proposed finished floor levels and site (bench) levels. The regulation doesn’t say who must prepare it. A feature and level survey is the usual way to get the existing levels and the offsets to the boundary.
The surveyor measures the ground surface, the existing house or shed, fences, retaining walls and driveways, and records them on a plan. On a steep or heavily treed block that can take longer, which is one reason surveyors quote after seeing the block. For a national reference point, Trade Heroes lists feature and level surveys at $800 to $2,200. Again, that’s a national figure, GST not stated, and not what an Adelaide surveyor will quote for a Hills block.
Two limits are worth being clear about. A feature and level survey records the site as it is. It doesn’t design a retaining wall or footings, which is a job for a qualified engineer. And if the plan shows setbacks to a boundary, the position of that boundary has to come from somewhere. The Board’s advice is that when you build on or near a boundary, you should engage a Licensed Surveyor.
What a land surveyor does when you split a block
Now a 1960s brick home on a 900 m2 block in Campbelltown. The owners have heard the block can be split and want to know what happens next. The honest first answer is that nobody can say from a street address. Whether a division is allowed depends on the zone and any overlays in the Planning and Design Code, so the council or the surveyor checks that first. No minimum block size is quoted here, because it depends on those rules.
Land division alters boundaries and is done under Part 19AB of the Real Property Act 1886 or the Community Titles Act 1996. A Torrens division creates allotments held independently, generally with no shared facilities. A community title adds common property and by-laws. New strata divisions are no longer possible.
Land Services SA strongly recommends engaging a licensed surveyor and a conveyancer or solicitor. The surveyor prepares the plan and lodges it through the Electronic Plan Lodgement system, while the conveyancer or solicitor prepares the application. Beyond that, the steps include:
- a preliminary enquiry at council
- lodgement and approval by the State Commission Assessment Panel
- lodgement with Land Services SA and examination of the plan
- deposit of the plan and issue of title
SA Water is involved in every division, and a registered interest such as a mortgage needs the holder’s consent. The land division surveys page covers the surveyor’s part in more detail.
On cost, be careful with single numbers. Sawley Lock O’Callaghan, an Adelaide surveying firm, said on a page modified on 12 May 2025 that a standard one-into-two division in metropolitan Adelaide costs in the order of $30,000 to $34,000. That covers state and council fees, Land Services SA plan fees, surveyor fees, conveyancer or solicitor fees and SA Water fees. GST wasn’t stated. The firm’s caveat is that SA Water may charge non-standard costs for water and sewer extensions, deeper connection pits or dewatering, which could raise the total significantly. Power and NBN connection are extra.
One line inside that figure deserves attention. For 2026-27, the open space contribution in Greater Adelaide is $10,166.00 per new allotment, and a two-lot Torrens division creates one new allotment. Government fees change every 1 July, so check the current amount. For a fuller breakdown, see the cost to subdivide land in Adelaide guide.
On timing, the official wording from Land Services SA is that a division can take many months, sometimes even years. There’s no official month figure, and anyone quoting one is estimating.
Thinking about a split? Use the contact form to tell us about the block, and we’ll put you in touch with an independent Licensed Surveyor who quotes and contracts with you directly.
Which survey do you need? A quick comparison
This table is a rough guide. The surveyor who quotes your job will tell you which survey fits.
| Survey type | The question it answers | Usually raised when | How the price is set |
|---|---|---|---|
| Boundary survey | Where does the legal boundary run on the ground? | A fence dispute, missing pegs, building close to the line | Quoted per job |
| Identification survey | Where does the surveyor consider the boundary to be, and do structures sit inside it? | Buying, or checking fences and buildings | Quoted per job |
| Feature and level survey | What is on the site, and at what height? | A designer, builder or council needs existing levels | Quoted per job |
| Land division survey | What plan is needed to create new allotments? | Splitting a block | Quoted per job, on top of government and other fees |
| Set-out survey | Where do the approved works go on the ground? | After design approval, before building | Quoted per job |
One caution on identification surveys. The Surveyor-General notes that pegs placed on an identification survey represent the surveyor’s opinion of where the boundary is, and the survey is recorded publicly through a Plan for Information Purposes. That makes it useful for a purchase, but it’s not the same thing as a full boundary survey.
Buying is the situation people overlook. The Board recommends a Licensed Surveyor when buying or selling, so you know about any encroachments. An encroachment is a structure that crosses the legal boundary, such as a building, driveway, eave or balcony. Disputes about them go to the Supreme Court. It’s better to find out before settlement.
How to check a surveyor’s licence and get a quote
Because the law reserves boundary work for licensed surveyors, checking the licence is worth the few minutes. There’s no searchable online register. You can email the Registrar at registrar@isasa.org.au or call (08) 8212 0343, or look at the Gazette list of licensed and registered surveyors, which is updated each July and January. The Surveyors Board SA public information page has the details. The Board can investigate and prosecute unauthorised people who undertake property boundary surveys.
You may also see the term “registered surveyor”. That’s a different qualification, covering areas other than land boundary definition. The post on licensed versus registered surveyors in SA goes through the difference.
When you ask for a quote, get these points in writing:
- which survey type is being quoted and what it produces (a plan, marks, or both)
- what isn’t included, such as lodgement or plan fees
- whether the price includes or excludes GST
- what happens if the site conditions turn out to be harder than expected
The guide to what land surveyors cost in Adelaide explains how quotes are usually put together. For general background on boundaries and fences, the SA Government property boundaries page is a sound place to start.
Ready to get a number? Tell us what the survey is for through the contact form and we’ll connect you with an independent Licensed Surveyor. Prefer a call? Ring (08) 5550 3814.
Frequently Asked Questions
Do I need a land surveyor to find my boundary?
Yes, if you need the boundary position to be reliable. SA Government says a property boundary’s position can only be determined by a licensed surveyor, and the Surveyors Board says surveys by unlicensed practitioners have no legal standing. Your title and online maps show the block in general terms, but they’re not a substitute.
How much does a land surveyor cost in Adelaide?
Adelaide firms don’t publish prices for boundary, feature and level or set-out surveys. They quote each job based on the block, the evidence on site and the survey type. As a national reference only, Trade Heroes lists boundary surveys at $900 to $2,500, and an Adelaide surveyor quotes your block.
Is a land surveyor the same as a registered surveyor?
No. In South Australia, a Licensed Surveyor has expertise in property boundaries and land division. A Registered Surveyor works in areas such as engineering, mining or hydrographic surveying. Boundary surveys must be done or supervised by a Licensed Surveyor, so check the licence with the Registrar or the Gazette list.
Does a survey tell me whether I can split my block?
No. A survey shows the land and its boundaries, but approval comes from the planning system, and the zone and overlays in the Planning and Design Code come into it. A Licensed Surveyor, the council and a conveyancer or solicitor can tell you what applies to your block. Land Services SA says a division can take many months, sometimes even years.