An identification survey in NSW confirms where existing structures and improvements sit in relation to the legal boundaries of a property. It is commonly used for property purchases and sales, building approvals, and when there are concerns about encroachments, easements, or compliance. It gives you clear evidence of what is on the land and whether anything may be over a boundary line or affected by an encumbrance.
MJM Surveying is a locally owned land surveying firm led by Matthew McMaster, Registered Surveyor. We provide accurate identification surveys across Lake Macquarie and surrounding NSW regions for homeowners, buyers, builders, and developers.
Request a Quote or ask for a callback and we will confirm what you need and the most efficient way to proceed.
At a glance
- Best for: buyers and sellers, due diligence, council processes, building approvals, peace of mind before renovations
- Outcome: a clear plan and report showing improvements and their position relative to boundaries and relevant constraints
- Confidence: completed by a Registered Surveyor under NSW requirements
What is an identification survey?
An identification survey is a detailed land survey that determines the position of existing structures and improvements on a property in relation to its legal boundaries. Unlike a boundary survey, which focuses on establishing or marking the boundary position, an identification survey verifies how the physical features of a site correspond with the legal title information.
An identification survey can help you:
- Confirm whether improvements sit within the property boundaries
- Identify potential encroachments from neighbours or from your own structures
- Provide evidence for property sale and purchase decisions
- Support building approval and council related processes
- Check for easements, rights of way, and other encumbrances that may affect use and development
When do you need an identification survey?
You will typically need an identification survey if you are:
- Buying a property and want to reduce risk before settlement
- Selling a property and need clarity around existing improvements
- Applying for approvals where council requests property verification
- Concerned about a fence, driveway, or structure being near or over a boundary
- Working through an issue involving an easement, right of way, or similar constraint
Many councils also require identification surveys for certain processes, including building information certificate related matters.
Identification survey vs boundary survey
An identification survey shows where improvements sit relative to the boundaries shown in title information and existing survey evidence. A boundary survey re-establishes the legal boundary position itself and includes marking boundary corners.
What’s included
A MJM identification survey generally includes:
- Research of title information, deposited plans, and previous survey records
- On site measurement using modern equipment such as robotic total stations
- Location of existing improvements such as houses, garages, sheds, fences, retaining walls, pools, and other relevant structures
- Comparison of measured improvements against the property’s boundary definition and legal constraints
- A clear identification survey plan and report showing boundaries, structures, and any encroachments or items of legal significance
The exact level of detail depends on your purpose, whether it is purchase due diligence, council processes, or compliance checks.
How the process works
1) Research and preparation
We begin by reviewing title and survey records to understand the property definition and any relevant encumbrances.
2) Site measurement
We attend site to measure the boundaries evidence and locate all relevant improvements accurately.
3) Verification and comparison
We compare what is physically on the ground with the legal boundary information and identify any discrepancies.
4) Report and plan delivery
You receive an identification survey plan and report that you can use for decision making, approvals, and next steps.
Why this survey is important
For buyers, an identification survey provides confidence that the land and improvements match what you believe you are purchasing. It can identify issues early, before they become expensive problems after settlement.
For owners, builders, and developers, it helps ensure that construction, renovations, and future works comply with regulations and do not breach boundaries or encroach on neighbouring land. It also provides clarity when structures are close to boundaries or where easements may affect what can be built.
Legal requirements
In NSW, surveys that relate to property boundaries and legal compliance must be performed by a Registered Surveyor in accordance with relevant legislation and professional standards, including the Surveying and Spatial Information Act 2002 (NSW).
Service areas
We provide identification surveys across Lake Macquarie, Newcastle, Central Coast, Port Stephens, Maitland, Cessnock, Singleton Dungog, and the Mid Coast, plus the wider Hunter region and Hunter Valley.
Identification survey FAQs
Is an identification survey required when buying a property?
It is not always required, but it is one of the best ways to reduce purchase risk. It confirms where improvements sit relative to boundaries and can reveal encroachments or constraints that may affect your decision.
What does an identification survey show?
It shows the property boundaries, the location of existing improvements, and notes any encroachments or features of legal significance, such as structures over the boundary or constraints associated with easements.
Can an identification survey be used for council processes?
Yes. Identification surveys are commonly used to support council related processes and building approval pathways when verification of improvements is required.
Will it tell me if a fence is on the correct line?
It can identify whether the fence sits within the property or over the boundary based on the boundary information available. If the boundary position is unclear or disputed, a boundary survey may be required to re establish the legal boundary position.
How long does an identification survey take?
Timeframes vary depending on site access, complexity, and the amount of detail required. After reviewing your address and purpose, we will provide a clear turnaround estimate.
What affects the cost?
Cost depends on lot size, terrain, access, the number of improvements to be located, complexity of evidence, and the purpose of the survey. We provide a quote once we confirm what you need.
Request a quote
If you need clarity before you buy, sell, renovate, or apply for approvals, request a quote today. Share your address and what you need the survey for, and we will confirm the right scope and the quickest path to a compliant outcome.