Short answer: a lease plan is a surveyed drawing that shows exactly which part of a building or site a tenant is leasing, with its boundaries and measured area. Landlords, property managers and tenants in Geelong use them so everyone agrees on what is being leased and how much rent or outgoings that area should carry. A residential area survey does a similar job for homes and units, measuring the finished area so you can compare it with the sale plan or contract.
Whether it’s a shopfront on Pakington Street, an office suite in central Geelong, a warehouse in Corio or North Geelong, or a new apartment you bought off the plan, an accurate measured plan removes guesswork from some of the biggest numbers in a property deal. This guide explains what lease plans and area surveys are, when you need one, how a land surveyor prepares them and what to have ready before you book.
What is a lease plan?
A lease plan is a scaled drawing prepared from site measurements. It typically shows the outline of the leased premises, the walls, columns and openings that define it, any shared or common areas, and a schedule of measured areas. On larger sites it can also show car parks, loading areas, hardstand or yard space that forms part of the lease.
The plan is usually attached to the lease or referred to in it, so the document and the drawing describe the same space. Because rent and outgoings are often calculated per square metre, a small difference in measured area can add up over the life of a lease.
Lease plans versus a plan of subdivision
A lease plan does not create a new title. It describes an area within an existing property for the purposes of a lease. If you want to create separate lots that can be sold individually, that’s a subdivision, which follows a different process through council and Land Use Victoria. When that subdivision includes shared areas such as a driveway or foyer, the plan may also create an owners corporation. If you aren’t sure which one your situation needs, ask your solicitor or conveyancer, and talk to a licensed land surveyor before you commit to an approach.
When do you need a lease plan in Geelong?
Common reasons property owners and tenants ask for a lease plan include:
- Leasing part of a building for the first time, such as splitting a warehouse into two tenancies or dividing a shopfront and the office space behind it.
- Renewing or renegotiating a lease where the area in the existing lease has never been measured, or nobody is confident it’s right.
- Refitting or extending a tenancy, so the lease reflects the new walls and layout.
- Apportioning outgoings across several tenants in a shopping strip, office building or industrial complex.
- Buying or selling a tenanted investment property, where the buyer wants to check the areas behind the rent roll.
- Leasing open land, such as a yard, storage compound or car park, where the boundaries of the leased area need to be clear on the ground.
How lease areas are measured
“Area” can mean different things depending on where you measure from, which walls you include and how shared spaces are treated. That’s why many commercial leases in Australia refer to a recognised standard, such as the Property Council of Australia’s Method of Measurement, which defines terms like net lettable area (NLA) for offices and gross lettable area (GLA) for retail and industrial premises.
Before measuring, your surveyor will want to know which standard or definition your lease uses, or which one you and the other party have agreed on. If the lease is silent, it’s worth settling this with your solicitor or agent first, because two accurate measurements using different rules can give two different answers.
Retail leases
Retail premises in Victoria are covered by the Retail Leases Act 2003, which sets out rules about disclosure, outgoings and other lease terms. A land surveyor can give you an accurate plan and area, but questions about how the Act applies to your lease are for your lawyer or the Victorian Small Business Commission, not your surveyor.
Residential area surveys
Area surveys aren’t only for commercial property. If you’ve bought a unit, townhouse or apartment off the plan, the contract and sale plan will usually describe the size of the home. A residential area survey measures what was actually built so you can compare it with those documents, ideally before settlement or handover.
These surveys are also useful for owners who want an accurate floor area for a sale campaign, an insurance review or a planned renovation. If you’re buying an established property and want to check boundaries as well, our guide to pre-purchase surveys in Geelong explains the options.
How a land surveyor prepares a lease plan
- Scope and standard. We confirm which tenancies or areas need measuring, the measurement standard to use and who the plan is for (landlord, tenant, agent or solicitor).
- Existing information. Any building plans, previous lease plans, the title and plan of subdivision help us understand the property, though we measure what is actually there rather than relying on old drawings.
- Site measurement. Surveyors measure the walls, columns, openings and other features that define each area, using instruments such as total stations and laser scanners where they suit the site.
- Drafting and area schedule. The measurements are drawn up into a clear plan with each tenancy labelled and a schedule of areas calculated to the agreed standard.
- Review and issue. You review the plan, and once it’s final it can be attached to the lease or used in negotiations.
Tips to get the most out of your lease plan
- Agree on the definitions first. Make sure landlord and tenant agree on how area will be measured before the survey is done.
- Arrange access to every space. Storerooms, mezzanines, plant rooms and back-of-house areas can all affect the result.
- Measure after the fit-out where possible. If walls are moving, a plan prepared after the works will match what’s leased.
- Keep the plan with the lease. A clear, dated plan saves time at renewal, sale or when a new tenant moves in.
- Think about the whole building. If several tenancies share outgoings, measuring them all at once gives a consistent basis for everyone.
Lease plans and area surveys across the Geelong region
We prepare lease plans and area surveys for shops, offices, industrial units and residential properties across Geelong, including Corio, Norlane and North Geelong’s industrial areas, as well as Belmont, Lara, Torquay, Ocean Grove, the Bellarine and Ballarat. For multi-unit projects, our article on unit development surveys in Geelong covers the surveys needed from design through to titles.
To find out more about this service, see our lease plan and residential area survey page. When you’re ready, request a quote online or call us on 0412 722 261. Tell us the property address, the type of premises, how many tenancies or areas need measuring and whether your lease names a measurement standard, and we’ll come back to you with a quote.
Frequently asked questions
What is the difference between a lease plan and a title plan?
A lease plan shows an area within a property that is being leased, with its measured size. A title plan or plan of subdivision defines legal lots that can be owned and sold separately. A lease plan doesn’t create a new title.
Who usually pays for a lease plan?
It depends on the deal. Landlords often commission lease plans for their buildings, but tenants and buyers sometimes order their own to check the areas. Your lease or agreement may say who is responsible.
Which measurement standard should my lease plan use?
Many commercial leases refer to the Property Council of Australia’s Method of Measurement, but your lease may specify something else. Check your lease or ask your solicitor, then let your surveyor know before measuring starts.
Can you check the size of an apartment I bought off the plan?
Yes. A residential area survey measures the finished home so you can compare it with the area in your contract and sale plan. Ask your conveyancer or solicitor what to do if the numbers differ.