Short answer: a pre-purchase survey in Geelong is a boundary check a licensed land surveyor does before you commit to buying a property. It compares the title boundaries with what is actually on the ground, such as fences, the house, sheds, retaining walls and driveways, and flags anything that sits over a boundary or on an easement. It costs far less to find a problem before you sign than to fix one after settlement, so it is worth considering whenever the fences look old, the block is irregular or you plan to build.
Most buyers rely on the vendor’s statement and a walk around the block. That works for many homes, but fences in older suburbs like Belmont, Newtown and Geelong West were often built decades ago without a survey, and on rural and coastal blocks around Lara, Drysdale and the Surf Coast the fence line can be well off the title boundary. This guide explains what a pre-purchase survey shows, when it is worth doing and how to fit it into your buying timeline.
What is a pre-purchase survey?
A pre-purchase survey is a type of boundary survey. The surveyor researches the title and the survey plans behind it, measures the site and works out where the title boundaries actually are. The results are then compared with the improvements on the land.
Depending on what you need, the survey can report on:
- Where the title boundaries are compared with the existing fences
- Whether the house, garage, carport, eaves or sheds cross a boundary
- Whether a neighbour’s building, fence or driveway sits on the land you are buying
- Where registered easements sit on the ground, and whether anything has been built over them
- The approximate land area and dimensions compared with the title
If you also want boundary pegs placed so you can see the lines for yourself, that is a re-establishment survey. Under the Surveying Act 2004 (Vic), only a licensed surveyor can define title boundaries, so this work needs a licensed land surveyor rather than a builder or fencing contractor.
Why the vendor’s statement isn’t the full picture
In Victoria, the vendor must give you a vendor’s statement (often called a Section 32) under the Sale of Land Act 1962. It includes a copy of the title, the title plan, and details of easements, covenants and planning controls. It is an essential document, and your conveyancer or lawyer will review it with you.
What it does not do is tell you how the land on the ground lines up with the title. A title plan shows boundary dimensions, not where the fence was actually built. The vendor’s statement won’t usually reveal that:
- A side fence is half a metre inside or outside the boundary
- The neighbour’s garage eaves overhang your lot
- A pergola or shed was built across a drainage easement
- The usable backyard is smaller than the title area suggests
A pre-purchase survey fills that gap. It gives you, your conveyancer and your lender facts about the land rather than assumptions.
When is a pre-purchase survey worth it in Geelong?
Old or crooked fences
If the fences are old, patched or don’t run in straight lines, there is a real chance they are not on the boundary. Fixing a misplaced fence later can mean shared costs with a neighbour under the Fences Act 1968 (Vic), and occasionally a dispute. Our article on fence boundary surveys explains how that process works.
Buildings close to the boundary
Houses, garages and sheds built near or on a boundary are common in older Geelong suburbs. A survey will show whether anything crosses the line, which matters for future renovations and for any agreement you might need with a neighbour.
You plan to extend, rebuild or subdivide
If you are buying with a project in mind, the exact boundaries, easements and site levels will shape what you can build. A boundary check combined with a feature and level survey gives your designer accurate information from day one and helps you test whether a plan, such as a second dwelling or a two-lot subdivision, is realistic before you buy.
Rural, coastal and irregular blocks
Larger blocks around Lara, Ballarat and the Bellarine, and coastal properties near Torquay and Ocean Grove, often have long fence lines, old surveys and natural features that make boundaries hard to judge by eye. The bigger the block, the bigger the possible gap between the fence and the title.
Something on the site doesn’t add up
A shared driveway, a neighbour’s tree or structure that seems to sit inside the lot, or an outbuilding with no obvious approval are all good reasons to get the boundaries checked.
How a pre-purchase survey works
- Get in touch early. Send us the property address and, if you have it, the vendor’s statement. Let us know your timeframe, whether that’s an auction date or the end of a cooling-off period.
- Title and plan research. We obtain the title, the title plan and the earlier survey records for the land and its neighbours.
- Site measurement. A survey crew measures existing survey marks, fences, buildings and other improvements. We need access to the property, which your agent can usually arrange with the vendor.
- Calculation and comparison. We work out the title boundaries and compare them with the fences and structures on site.
- Report. You receive a plan showing the boundaries and any discrepancies, with plain-language notes on what we found. You can share it with your conveyancer or lawyer.
Timing your survey around the sale
Timing is the tricky part, because property sales move quickly. A few practical tips:
- Before an auction: auction purchases generally have no cooling-off period, so any survey needs to happen before auction day. Contact us as soon as you are serious about a property.
- Private sales: some private sales come with a short cooling-off period, but don’t rely on fitting a survey into it. Talk to your conveyancer about making your offer subject to a satisfactory boundary survey instead.
- After you have signed: a survey can still be valuable before settlement. It can identify issues to raise through your conveyancer and gives you accurate boundaries for planning works.
We can’t give legal advice about contracts, but your conveyancer or lawyer can tell you what options you have if the survey shows a problem.
What if the survey finds a problem?
Most surveys find nothing serious, and small fence differences are common. When something bigger turns up, such as a building over a boundary or a structure on an easement, the survey gives you the facts to make a decision. Depending on the issue, buyers might ask the vendor to fix it, negotiate on price, seek legal advice or simply go ahead knowing exactly what they are buying. In rare cases where land has been occupied by someone else for a very long time, questions of adverse possession can arise, and a survey is the starting point there too.
Get a pre-purchase survey in Geelong
Geelong Land Surveyors are licensed land surveyors working across Geelong, Belmont, Lara, the Bellarine, the Surf Coast and Ballarat. If you are looking at a property and want to know exactly what you are buying, request a quote online or call us on 0412 722 261. Tell us your auction or settlement date and we will let you know what we can do in your timeframe.
Wondering what a survey will cost? Our guide to land survey costs in Geelong explains what affects the price and how to get an accurate quote.
Frequently asked questions
Do I need a pre-purchase survey to buy a house in Victoria?
No, it isn’t a legal requirement. It is an optional check that helps you understand where the boundaries are and whether any fences or buildings are out of place before you commit.
Can a building surveyor or builder check the boundaries?
No. In Victoria only a licensed land surveyor can define title boundaries. Building surveyors handle building permits and compliance, which is a different role.
Is a pre-purchase survey the same as a re-establishment survey?
They are closely related. Both work out where the title boundaries are. A pre-purchase survey focuses on reporting how fences and buildings line up with them, while a re-establishment survey also places pegs on the boundary corners.
What should I send when I ask for a quote?
The property address, your auction or settlement date, the vendor’s statement if you have it and any specific concerns, such as a crooked fence or a shed near the boundary. That helps us quote accurately and plan the site visit.