Short answer: an owners corporation plan in Geelong is the plan of subdivision that creates (or changes) the lots, common property and owners corporation recorded on title. Only a licensed land surveyor can prepare that plan under the Surveying Act 2004 and the Subdivision Act 1988. When the plan is registered at Land Use Victoria, lot owners become members of the owners corporation that manages the shared areas.
Townhouses in Belmont, apartments near central Geelong and dual-occupancy projects with a shared driveway all rely on a clear plan so everyone knows what they own privately and what is shared. This guide explains what an owners corporation plan shows, when you need one, how it differs from a lease plan, and how a land surveyor prepares it.
What is an owners corporation plan?
In everyday language, people often say “owners corporation plan” or “OC plan” when they mean the registered plan of subdivision that creates common property. In Victoria, an owners corporation (formerly a body corporate) is created automatically when a plan of subdivision containing common property is registered. The plan defines:
- The individual lots that can be sold and owned separately
- The common property — shared areas such as driveways, gardens, foyers, stairs, lifts, pathways or parts of the building fabric
- How the owners corporation is set up on the plan, including the initial schedule of lot entitlement and lot liability (except in some limited cases)
Day-to-day OC management — fees, insurance, disputes and rules — sits under the Owners Corporations Act 2006 (Consumer Affairs Victoria). Land Use Victoria registers the plan. Your land surveyor focuses on the cadastral plan; legal and management questions are for your solicitor, conveyancer or OC manager.
When do you need an owners corporation plan in Geelong?
Common situations include:
- Subdividing a dual occupancy or townhouse development so each dwelling has its own title, with a shared driveway or services as common property
- Creating titles for a multi-unit or apartment project, including staged developments
- Amending an existing plan to change lot boundaries, add or remove common property, or adjust how areas are defined
- Clarifying title boundaries between a lot and common property before renovations, balcony works or exclusive-use arrangements
- Helping buyers or managers understand what the registered plan shows on the ground
If you are still at the design stage of a multi-dwelling project, our guide to unit development surveys in Geelong covers the surveys from feature and level through to the finished plan of subdivision. For a simpler split into two titles, see two-lot subdivisions in Geelong.
Owners corporation plan versus lease plan
A lease plan measures an area within an existing title for a lease. It does not create new titles or an owners corporation. An owners corporation plan is a plan of subdivision that creates or alters lots and common property on the register. If you need a measured tenancy plan rather than new titles, read our lease plan surveys in Geelong article and our lease plan and residential area survey service page.
What the plan usually shows
Exactly how lots and common property are drawn depends on the building and the approved layout. In broad terms, the plan may show:
- Lot boundaries in plan view, and often in section or elevation where upper floors, balconies or airspace matter
- Common property numbers where more than one common property area is created
- Easements or restrictions that affect the land
- An owners corporation schedule setting out initial lot entitlement and lot liability
Common property is whatever the plan says it is — for example a shared driveway on a townhouse site, or corridors, stairs and the building exterior on an apartment block. More than one owners corporation can be created on one plan where that suits the development.
Lot entitlement and lot liability
Lot entitlement and lot liability affect voting and how OC fees are shared. Under the Subdivision Act 1988, the initial owner must engage a licensed surveyor to set out the initial allocation on the plan (with limited exceptions). The basis is described with the plan. Later changes are a separate OC and registration process — ask your solicitor or manager.
How a land surveyor prepares the plan
- Brief and title search. We confirm what you want to create or change, and review the existing title, plan and any planning permit conditions.
- Site survey. Boundaries, buildings and relevant features are measured so the new lots and common property match what is (or will be) on the ground. Earlier feature and level and re-establishment surveys often feed into this work.
- Draft plan of subdivision. The licensed surveyor prepares the plan under the Subdivision Act 1988, including common property and the owners corporation schedule where required.
- Council certification. The plan is submitted for council certification. Conditions may need to be met before a Statement of Compliance issues.
- Registration. Once compliance is in place, the plan is lodged with Land Use Victoria for registration and new titles issue. Lodgement is typically handled through SPEAR with your conveyancer or lawyer.
Building permits and OC rules are separate from the cadastral plan. A building surveyor deals with building compliance; a land surveyor deals with title boundaries and the plan of subdivision. See our subdivision services for the full pathway.
Tips before you start
- Get a current title and plan of subdivision early so you can see any existing common property or owners corporation.
- Talk to your surveyor and designer together about shared driveways, meters, bin stores and services — awkward common property is hard to fix later.
- Confirm whether you need a new plan, an amendment to an existing plan, or only advice interpreting the current plan.
- Keep legal advice separate from survey advice: conveyancers and solicitors handle contracts, rules and fee disputes; surveyors prepare the plan.
- If you are buying into an owners corporation, ask for the plan and an owners corporation certificate so you understand the shared areas and ongoing obligations.
Owners corporation plans across Geelong and the region
Geelong Land Surveyors prepares plans of subdivision that create or amend owners corporations across Geelong, including Belmont, Newtown, Highton, Grovedale, Lara and Armstrong Creek, plus the Bellarine, Surf Coast and Ballarat. We can take the survey work from site measurement through to a plan ready for certification and registration.
Need an owners corporation plan? Request a quote online or call 0412 722 261. Tell us the address, expected lot count, whether common property is involved, and whether you have a planning permit.
Frequently asked questions
Does every subdivision create an owners corporation?
No. An owners corporation is created when the registered plan of subdivision includes common property. A simple two-lot subdivision with no shared areas may not create one. Your surveyor can explain what your proposed layout implies.
Who prepares an owners corporation plan in Victoria?
Only a licensed land surveyor can prepare the plan of subdivision. Land Use Victoria registers it. Consumer Affairs Victoria oversees owners corporation management under the Owners Corporations Act 2006.
What is common property on the plan?
Common property is whatever the plan defines as shared — for example driveways, gardens, foyers, stairs, lifts or parts of the building. The owners corporation manages and maintains it.
Can an existing owners corporation plan be changed?
Yes, in many cases an amending plan of subdivision can change lot boundaries or common property, subject to planning, council certification and registration. Legal steps for the owners corporation may also apply — check with your solicitor or manager.
Is an owners corporation plan the same as a lease plan?
No. A lease plan describes a leased area inside an existing title. An owners corporation plan is a plan of subdivision that creates or alters lots and common property on the land titles register.