Looking to subdivide your section?

Land surveying is the practice of precisely determining the positions of points and the distances and angles between them on the Earth’s surface. It involves the measurement and mapping of land and its features using specialised equipment and technology.

Land surveying serves several important purposes:

1. Boundary Establishment: Surveyors determine property boundaries and land ownership. They mark and document these boundaries to prevent disputes and provide legal clarity.
2. Mapping: Surveyors create maps and charts used in land development, urban planning, and resource management. These maps detail topography, elevations, and geographic features.
3. Construction and Engineering: Surveyors play a crucial role in construction projects, providing accurate measurements and data for site planning, building positions, and infrastructure development.
4. Monitoring and Analysis: Surveying is used for monitoring changes in the environment, such as land erosion, subsidence, or the impact of development on landscapes

RPC Land Surveyors use various tools and technologies, including total stations, GPS receivers, drones, and laser scanners, to collect precise measurements. They analyse this data to produce maps, boundary documents, elevation models, and other reports essential for planning and development.

Overall, land surveying is critical for ensuring accurate land use, property delineation, and sustainable development while adhering to legal and regulatory requirements. Licensed Cadastral Surveyors (LCS) are the only professionals allowed by law to define physical extents and locations of land boundaries. LCS determine where boundaries are located and can adjudicate title in terms of determining who owns what land areas and who has rights over the land.

A Licensed Cadastral Surveyor (LCS) is the only person who can submit the final plans to LINZ if you are subdividing. RPC believe that by involving a surveyor early in the planning of your subdivision or land development project you will achieve significantly better outcomes as we are familiar with all facets of land development, the pitfalls and the shortcuts and can drive your proposal through the development process.

RPC Land Surveyors Ltd is a consulting surveying firm based in Auckland, Cambridge and Mount Maunganui. We have been providing Surveying, Resource Management, and Engineering services for over 50 years. When it comes to Subdividing a property, people tend to underestimate the complexities of the subdivision process. In particular, the management and coordination of the number of people involved. Subdividing involves input from many different professionals such as Arborists, Hydraulic, Structural & Geotechnical Engineers, Drainlayers and Builders to name a few, as well as other consultants who may need to address specific matters. RPC Land Surveyors can save you time and money as over the years we have built relationships with these consultants, local Councils and utility providers ensuring a streamlined project from start to finish.

Getting a land survey can be essential for various reasons, depending on your specific situation and needs. Here are some common reasons why you might need RPC Land Surveyors:

1. Property Boundary Identification: A land survey helps identify the exact boundaries of your property. This is crucial for understanding where your property lines are located, which can prevent boundary disputes with neighbours.
2. Property Purchase or Sale: When buying or selling land or a property, a survey can confirm the property’s boundaries and dimensions. This ensures that both parties have a clear understanding of what is being bought or sold.
3. Construction and Development: Before starting any construction or development on a piece of land, a survey is typically required to determine the precise locations for building structures, roads, utilities, and other improvements. This helps ensure that construction is done within the correct boundaries and complies with local regulations.
4. Zoning and Permitting: Local zoning laws often have specific requirements regarding setbacks, easements, and land use. A survey can provide critical information needed for zoning compliance and permitting processes.
5. Resolve Boundary Disputes: If there is a disagreement with neighbours over property boundaries, a survey can provide an impartial assessment of where the property lines actually exist based on legal records and physical measurements.
6. Title Insurance Requirements: Some title insurance companies may require a survey to issue a policy, especially if there are concerns about property boundaries or encroachments.
7. Easement Identification: Surveys can identify existing easements (rights to use another person’s land for a specific purpose) that may affect your property. This includes utility easements, access rights, or drainage rights.
8. Land Use Planning: For landowners looking to subdivide, merge parcels, or change land use, a survey is often required to understand the implications of such actions and comply with local planning regulations.

Overall, a land survey provides valuable information and documentation about the physical characteristics and legal boundaries of a property, which can help protect your interests and ensure that any actions taken on the land are lawful and in accordance with regulations.

Subdivision is the act of legally dividing land into separate pieces so they can be sold or split to separate owners. The three most common forms of subdivisions are:

Freehold/Fee Simple

A fee simple/freehold title is the most common form of ownership in NZ.  It is where you have absolute ownership to land.

Cross-lease

A cross-lease title is where you co-own the land with other parties and a lease is created over the dwelling. Exclusive and common use areas may exist. Cross lease titles are a legacy from the 1970’s-80s and an upgrade from Cross-lease to Fee Simple will need to be undertaken before subdividing can take place.

Unit Title

A unit title creates individual titles to units, apartments, or semi-detached dwellings over an existing fee simple parcel of land. The units usually have a share in the common property such as vehicle access, manoeuvring ears, lifts, stairs, and gardens.  A body corporate must be formed to manage the common facilities, insurance, and maintenance.

There are various reasons to subdivide your property. You may want to sell off extra land to fund specific goals, like funding a retirement or helping your children onto the property ladder.

The first step is to undertake a feasibility assessment. This is essential to assess how many dwellings or lots you can create, if your subdivision can be serviced and investigate if there are any barriers to your development. RPC Land Surveyors Ltd can provide a feasibility assessment detailing the budget costs to complete a subdivision. We can even help you get the most out of your property with sharing our years of experience and translate any changes currently taking place within local or central government.

To find out more on how to subdivide your property, please click on the below link to download our guide to subdividing.

A Record of Title (RT), often referred to simply as a title, is an official document that confirms legal ownership of a specific property. A RT also provides essential information about a property’s status and any associated rights or encumbrances. It plays a fundamental role in real estate transactions, property transfers, and legal protections for property owners and stakeholders.

Key features and purposes of a Record of Title include:

1. Ownership Confirmation: The primary purpose of a Record of Title is to certify the lawful ownership of a property. It includes details such as the owner’s name, a description of the property (including boundaries and dimensions), and any registered interests or rights associated with the property.
2. Encumbrances and Liens: The Record of Title provides information about any encumbrances or liens affecting the property, such as mortgages, easements, restrictive covenants, or rights-of-way. These details are crucial for prospective buyers or lenders to understand the property’s legal status.
3. Legal Protection: The issuance of a Record of Title ensures legal protection for the property owner against claims of ownership by others. It serves as official proof of ownership and provides security in real estate transactions.
4. Public Record: Records of Title are typically recorded in public land registries or county clerk offices, making them part of the public record. Interested parties can access these records to verify property ownership and review associated documents.

Obtaining a Record of Title involves a title search process conducted by a title company or a real estate attorney. This process ensures that the property’s ownership history is clear and that there are no undisclosed claims or issues that could affect the property’s title.

A Deposited Plan, often referred to as a DP, is a legal document that shows the subdivision of land into individual lots or parcels. It is prepared by a licensed surveyor and deposited with LINZ. The Deposited Plan is an essential document used in real estate transactions and property development.

Key features and purposes of a Deposited Plan include:

1. Subdivision Details: A Deposited Plan provides detailed information about how a larger piece of land has been divided into smaller lots or parcels. It includes accurate measurements, boundaries, lot numbers, and dimensions of each subdivision.
2. Lot Descriptions: Each lot within the subdivision is described in the Deposited Plan, specifying its size, shape, and any specific features or easements associated with the lot.
3. Easements and Restrictions: The Deposited Plan may also include information about any easements (rights of way) or restrictions affecting the subdivided lots, such as drainage easements, access rights, or building setbacks.
4. Registered Title: Once a Deposited Plan is lodged and approved by LINZ, each subdivided lot is allocated a separate title or parcel identifier. This allows individual ownership of each lot within the subdivision.
5. Legal Reference: The Deposited Plan serves as a legal reference document for property ownership and conveyancing. It is used by land surveyors, property developers, conveyancers, and government authorities involved in land administration.
6. Public Record: Deposited Plans are recorded in the public land titles registry or office, making them accessible to the public for verification of property boundaries and ownership details.

Deposited Plans play a crucial role in property development, land use planning, and real estate transactions. They provide certainty and clarity regarding property boundaries and ownership rights within a subdivided land area. Before purchasing or developing land within a subdivision, it is important to review the Deposited Plan to understand the layout, restrictions, and legal implications associated with each lot.

LINZ stands for Land Information New Zealand. It is the government agency responsible for managing and providing land and geospatial information in New Zealand. LINZ plays a crucial role in the administration of land titles, property boundaries, cadastral surveying, and geospatial data across the country.

Key functions and responsibilities of Land Information New Zealand (LINZ) include:

1. Land Titles and Registers: LINZ manages the land titles system in New Zealand, maintaining registers of land ownership, interests, and transactions. This includes issuing titles, recording changes in ownership, and providing certified copies of title documents.
2. Cadastral Surveying: LINZ oversees cadastral surveying activities to accurately define and record property boundaries. Licensed surveyors submit survey plans to LINZ for approval and registration in the official cadastral database.
3. Geospatial Data Management: LINZ collects, manages, and disseminates geospatial data and information, including topographic maps, aerial imagery, and geographic datasets. This data is used for various purposes such as land management, resource planning, and infrastructure development.
4. Land Administration: LINZ administers regulations related to land use, subdivision, and land development. It provides guidance, standards, and policies to ensure efficient and sustainable management of land resources.
5. Property Information Services: LINZ operates the Landonline system, an online platform used by professionals such as surveyors, lawyers, and conveyancers to access and manage land-related information, titles, and survey data.
6. Government Policy Support: LINZ supports government agencies in developing policies related to land and property, including spatial planning, environmental management, and disaster response.

A resource consent is a document issued by Council giving you as the developer the right to carry out specific work in accordance with various legislation and regulations.

All subdivisions are a type of resource consent. A subdivision consent allows you to create a new title(s) on a piece of land. A subdivision may also require another type of resource consent, called a land use consent. A Land use consent authorises you to use or modify land in a manner that does not meet the rules of the local council. You need to obtain resource consent and other applicable consents before any development starts on your property.

The time and costs to complete a subdivision can vary widely.  Essentially, the more complicated the project, the more costly the development. Engaging with RPC Land Surveyors from the start can ensure the process is streamlined as much as possible, saving you time and money.

The average timeframe and costs for a typical 2 lot subdivision (not including construction) are:

RESOURCE CONSENT  24 – 32 weeks

• Preliminary designs for client approval and undertake feasibility investigations.
• Topographical Survey
• Resource consent preparation
• Resource consent processing and approval by Council

ENGINEERING APPROVALS/BUILDING CONSENTS   4 – 6 weeks

• Building consent and engineering plan approval, processing, and approval by Council

CONSTRUCTION   12 – 20 weeks

• Completion of site works (e.g earthworks, construction, driveways, drainage and utilities) and construction monitoring, supervision and certification)

SURVEY   6 weeks

• Undertake surveying field work and prepare new Survey Plans to submit to LINZ and Section 223 to Council

CERTIFICATION   6 – 12 weeks

• Apply to Council for Section 224(c) approval and for Solicitor lodge new titles to LINZ

SUBDIVISION COMPLETED      15 – 19 months
$200,000 – $250, 000 + GST

Includes:

• Application and processing fees (Council)

• Land Information New Zealand fees
• Solicitor fees
• Professional services:
  • Surveying
  • Engineering
  • Planning
  • Other specialist
• Development Contribution & Infrastructure Growth Charges (Council and Watercare)
• Physical construction works:
• Drainage (stormwater, wastewater)
• Driveway and vehicle crossing
• Earthworks and retaining
• Utilities (Vector, Gas, Chorus)

The above is a broad estimate.  Individual sites must be assessed on their merits as costs can and do vary.

Contact RPC for a quote