Short answer: a rural property survey is carried out by a licensed land surveyor to confirm where the title boundaries of a farm, lifestyle block or acreage really are, and to map the features and levels on the land. Around Geelong, Golden Plains, the Surf Coast and Ballarat, it is common for old fences, tracks and tree lines not to match the title, so a survey before you buy, fence, build or subdivide can save a lot of cost and conflict later.

Rural land is different from a suburban block. The lots are bigger, the titles are often much older, and fences may have been put up generations ago by eye. This guide explains when a rural survey is worth doing, what the surveyor actually checks, and how to get the most from it.

What is a rural property survey?

“Rural property survey” is a general term rather than one fixed product. Depending on your goal, it usually means one or more of the following:

• Re-establishment survey: the surveyor researches the title and nearby survey records, measures on site and marks the true title boundaries. In Victoria, only a licensed surveyor under the Surveying Act 2004 can define title boundaries.
• Feature and level survey: a map of buildings, sheds, fences, dams, driveways, trees, drainage lines and ground levels, used for design and permit applications.
• Building set-out: marking where a new house, shed or other structure will go, so it is built in the approved position.
• Subdivision or boundary realignment: preparing a plan to divide land or adjust boundaries between neighbouring lots, where the planning scheme allows it.

You can read more about each of these on our re-establishment survey, feature and level survey and subdivision pages.

Why rural fences often don’t match the title

Many rural titles in the region trace back to Crown allotments and parish plans drawn up in the 1800s. Fences were often built to suit the terrain, a creek or an old track rather than the surveyed line. Over the years fences get replaced on roughly the same line, and the difference between the fence and the title can be anything from very small to significant.

Common situations we see on rural and lifestyle properties include:

• A boundary fence that runs along a creek or ridge instead of the straight title line.
• Sheds, yards or dams built close to, or over, a boundary.
• Fences that ignore an unmade government road between properties. Unused road reserves are generally still Crown land, even if they have been farmed for decades.
• Easements for power, water or drainage that are on the title but not obvious on the ground.

A fence being in place for a long time does not by itself change the title boundary. If you are dealing with a long-standing occupation issue, our earlier article on adverse possession surveys explains how that process works, and our guide to fence boundary surveys in Geelong covers fencing between neighbours.

When should you get a rural property survey?

Before you buy

The title plan tells you the legal dimensions, but not whether the fences, buildings and access tracks are in the right place. A survey before settlement can show whether the house, sheds or driveway encroach, or whether part of what looks like the property is actually a road reserve or neighbouring land.

Before replacing a boundary fence

Replacing a long rural fence is a major expense. Under the Fences Act 1968, neighbours generally share the cost of a dividing fence, and the fence is meant to be on the boundary. Having the boundary marked first means the new fence goes on the correct line, and both neighbours can agree on it before work starts.

Before building a house or shed

Rural zones and overlays in the local planning schemes can set requirements such as setbacks from boundaries, roads and waterways, and some properties are affected by bushfire, flooding, vegetation or other overlays. A feature and level survey gives your designer accurate site information, and a set-out survey confirms the building is placed where the permit says it will be.

Before subdividing or realigning boundaries

Whether rural land can be subdivided depends on the zone and the schedule to that zone, which can set a minimum lot size. Your land surveyor can check what the planning scheme allows, prepare the plan, and lodge it through the council and Land Use Victoria process under the Subdivision Act 1988.

What does the surveyor do on a rural job?

Most rural surveys follow the same basic steps:

1. Research: we obtain the title, the title plan and nearby survey records, and check the planning property report from VicPlan for zones and overlays.
2. Field work: we measure existing survey marks, fences, buildings and other features. On large blocks this often involves GNSS (satellite) equipment as well as a total station.
3. Calculations: the measurements are compared with the records to determine the title boundaries.
4. Marking: boundary corners and key points are marked with pegs or other marks, as agreed with you.
5. Plan and report: you receive a plan showing the title boundaries, the fences and features, and any differences between them.

Rural areas we cover

We regularly work on farms, lifestyle blocks and acreage around Geelong, including the Golden Plains area to the north and west, the Surf Coast hinterland, the Bellarine Peninsula (see our guide for a land surveyor in Leopold), and out towards Ballarat and Colac. See our Ballarat land surveyor and Lara land surveyor pages for more on those areas.

Tips for a smoother rural survey

• Tell us what the survey is for (buying, fencing, building or subdividing), so we scope the right work.
• Have your title and any old survey plans or sale documents handy.
• Let us know about locked gates, stock, dogs and wet or boggy access before the field day.
• If a boundary is in dispute, consider letting your neighbour know a survey is happening. It often helps both sides accept the result.
• Ask for the boundary corners you need for fencing to be clearly marked, so your fencing contractor can work straight from them.

Get a quote for your rural property survey

Every rural property is different, so we price each job after looking at the title and what you need. To get a quote, send us your property details or call Geelong Land Surveyors on 0412 722 261.

Frequently asked questions

Do I need a surveyor to find my rural boundary?

Yes, if you need to know exactly where the title boundary is. In Victoria, only a licensed land surveyor can define title boundaries. Existing fences, trees or tracks are not a reliable guide on rural land.

Does an old fence become the boundary after many years?

Not automatically. The title boundary stays where it is unless the title is changed, for example through a successful adverse possession claim. A survey shows how the fence compares with the title.

Can my rural land be subdivided?

It depends on the zone, any overlays and the minimum lot size set in the planning scheme. A land surveyor can check the planning controls for your property and advise on your options.

What equipment is used for large rural surveys?

Surveyors usually combine GNSS (satellite) receivers with a total station. GNSS is efficient over long distances and open paddocks, while a total station is useful near trees and buildings.