An identification survey is a certified survey that confirms the position of existing buildings and structures in relation to a property’s legal boundaries. In NSW, it is commonly required for occupation certificates, property sales, and compliance checks.
For property owners across Lake Macquarie, Newcastle, the Central Coast, and surrounding NSW regions, an identification survey provides certainty that buildings are positioned correctly, approvals are met, and legal risks are reduced.
What Is an Identification Survey?
An identification survey verifies where structures such as houses, garages, pools, sheds, and retaining walls are located relative to the legal boundaries of a property. A licensed surveyor measures all visible improvements on site and compares them against deposited plans, title boundaries, easements, and relevant council approvals.
The result is a certified survey plan prepared to NSW standards. This plan is regularly relied upon by councils, private certifiers, solicitors, conveyancers, and lenders to confirm compliance.
MJM Surveying prepares identification surveys throughout Lake Macquarie, Newcastle, Maitland, and the Central Coast, ensuring plans are suitable for council lodgement and certification purposes.
When Is an Identification Survey Required in NSW?
Identification surveys in NSW are most commonly required at the completion of building works. Councils and private certifiers often request one before issuing an Occupation Certificate to confirm that the approved building has been constructed in the correct position.
They are also frequently requested during property sales. Solicitors may require an identification survey to confirm there are no boundary encroachments, unauthorised structures, or setback breaches before contracts are exchanged. This is especially important in established residential areas where older fences, garages, or extensions may not align with approved plans.
Identification surveys are also used when unauthorised works are suspected, when retrospective approvals are required, or when resolving concerns raised during conveyancing or refinancing.
If there is uncertainty about compliance or structure positioning, an identification survey provides clear, independent confirmation.
Who Typically Needs an Identification Survey?
Homeowners selling property often require identification surveys to support contract disclosure and reduce settlement risks. Builders and developers need them to finalise construction and obtain occupation approvals. Buyers may commission them during due diligence to identify potential compliance issues before purchase. Councils and certifiers rely on them when assessing development conditions and approvals.
What Does an Identification Survey Show?
An identification survey plan clearly shows property boundaries, building footprints, setback distances, easements, and any encroachments identified during the survey. It references the relevant deposited plan and includes certification by a licensed surveyor, confirming the accuracy of the measurements.
If legal boundary positions are unclear or disputed, a boundary survey may be required first. A boundary survey re-establishes the legal property lines before the identification survey confirms the position of structures.
Identification Survey vs Boundary Survey
A boundary survey determines where the legal property boundaries are located. An identification survey focuses on where structures sit relative to those boundaries. While related, they serve different purposes.
In many parts of Lake Macquarie and Newcastle, particularly in older suburbs, both surveys may be required to ensure full accuracy and compliance.
Identification Surveys for Building and Construction Projects
Identification surveys are commonly required at the end of construction projects involving houses, extensions, garages, pools, and secondary dwellings. They confirm that the structure has been built in accordance with approved plans and setback requirements.
These surveys often follow earlier surveying work such as a construction set out survey, which ensures the building is positioned correctly before construction begins.
Local Council Requirements Matter
Survey requirements can vary between Lake Macquarie City Council, Newcastle City Council, and Central Coast Council. Understanding local expectations helps prevent delays and additional requests for information.
MJM Surveying’s local experience ensures identification surveys are prepared correctly the first time, reducing back and forth with councils and certifiers and helping projects move forward smoothly.
Frequently Asked Questions About Identification Surveys
How long does an identification survey take?
Most residential identification surveys can be completed efficiently once site access is available, with plans issued shortly after measurements and checks are finalised.
Is an identification survey required for an Occupation Certificate?
Yes. Councils and private certifiers commonly require one to confirm compliance with approved plans before issuing an Occupation Certificate.
Do I need an identification survey to sell my property?
It is not always mandatory, but many solicitors recommend one to identify encroachments or approval issues before contracts are exchanged.
What happens if an encroachment is found?
Your surveyor will explain the implications and outline available options, which may include council approval, design changes, or legal advice.
Can an identification survey be used for legal purposes?
Yes. When prepared by a licensed surveyor, it can be used to support legal, planning, or compliance matters.
Is an identification survey the same as a building certificate?
No. A building certificate is issued by the council. An identification survey is prepared by a licensed surveyor and may support a certificate application.
Can I order an identification survey before lodging an application?
Yes. Identification surveys can be completed at any stage and are often used to confirm compliance early.
How much does an identification survey cost?
Costs depend on property size, access, and complexity. MJM Surveying provides clear quotes after reviewing site details.
Speak With a Local Surveyor
Delays in occupation certificates, settlements, and approvals are often caused by missing or inaccurate identification surveys. Engaging a licensed surveyor early helps avoid costly hold-ups.
If you need an identification survey in Lake Macquarie, Newcastle, the Central Coast, or neighbouring NSW regions, contact MJM Surveying today. Our experienced team provides accurate, council-ready surveys with clear advice and reliable turnaround times.