Strata Surveyors

Strata Titles

Strata Titles allow multiple ownership by dividing up a property title. These properties are owned separately but often involve some ‘common property’ (eg. shared driveway or shared connection to utilities). They subdivide land into smaller Survey Strata lots. If Buildings are present, a Strata (Built) Subdivision may be preferred. Although both create a Strata Title, the process for each is quite different.

Survey Strata Subdivision

This refers to a parcel of land defined by distances and angles that is very similar to a Freehold Lot. Common property and some service connections may be shared.

Stage 1 Subdivision

• Land is assessed by examining the R-Code and Area to check that it will conform to the guidelines set out.
• Land Title is assessed to check that no encumbrances exist to limit or deny any subdivision
• Contour and Feature Survey is required to provide a base plan for design and checking that any minimum clearances of buildings etc for access-ways are met.
• Final design and Plan with Form 1A is submitted to WAPC (Western Australian Planning Commission) for assessment.
• The WAPC has 90 days in which to assess the application. Generally an Approval Subject to Conditions will be issued.

The developer can usually continue along the subdivision path by following the steps below;

Stage 2 Subdivision

• Work is undertaken to satisfy the Conditions that have been determined in Stage 1.
• Licensed Surveyor will formally mark all corners of the Lots and prepare Strata plan.
• Strata Plan is lodged at Landgate and audited.
• Licensed Surveyor sends clearance requests to each Authority and clearance letters are issued.
• Application for Endorsement of the Plan is sent to WAPC by way of Form 1C. Associated Fees are paid and Clearance letters are also submitted.
• WAPC will send Plan to Landgate to be placed ‘In Order for Dealings’.

If planned works require the exact location of your lot’s boundaries Application for New Titles can be made through a Nominated Settlement Agent.

Strata (Built) Surveys

This older form of Strata Title uses the building as a reference point, with boundaries being defined by structures such as walls. The individual owner is solely responsible for the upkeep of the inside of their own property and common areas are maintained by unit owners collectively, through an Owners Corporation.

Changes to the Strata Titles Act mean that Strata Plans registered prior to Jan 1 1998 may be modified by way of a Strata Merger or Conversion to Survey Strata, neither of which require approval from the WAPC.

Stratas of 5 Units or less the process is as follows:

• Client engages Licensed Surveyor for initial consultation to advise the suitability of subdivision of Parent Parcel into Strata Lots. Surveyor will obtain documentation (Title, R-Coding of Lot) necessary to make this determination.
• Licensed Surveyor may need to do a Contour and Feature Survey, and Setout of Boundary or Building prior to any building works.
• Surveyor will survey the main buildings and any associated buildings and car parking areas.
• In consultation with the client, the Surveyor will produce a Strata Plan indicating the units and boundaries (Strata Lots).
• This Strata Plan is lodged at Landgate, with the appropriate forms, to be audited.
• The Licensed Surveyor will engage a Licensed Valuer to determine the Unit Entitlement
• The Licensed Surveyor will engage a Licensed Building Surveyor to provide a ‘Certificate of Building Compliance’ (BA18).
• The Surveyor will then make Application to the relevant Local Government Authority to produce a BA12 or BA16 (depending on the class of building).
• The Licensed Surveyor will then lodge the appropriate Forms at Landgate who will audit the Strata Plan and place it ‘In Order for Dealings’.
• Application is then made for Strata Titles and the Strata Units can be bought and sold.

Whether you’re a homeowner, a landowner, a local council or an engineer, builder or architect – Horizon Surveys will get the job done efficiently.

Stratas with more than 5 Units

For Stratas greater than 5 Units, or for Commercial, or if the area is greater than 2500m2, there are additional requirements to the process above.

• Delegated WAPC approval is required.
• This approval comes by way of the Lodging of a Form 24, and the associated fees, with the respective Local Government.
• Approval is granted by the issue of a Form 26 when all Planning conditions have been met.

Strata Conversions

Strata Plans registered prior to Jan 1 1998 can be converted to Survey Strata Plans. This process will involve all Unit Holders in consultation with licensed Strata Surveyors to determine new Survey Strata Boundaries.

• The Licensed Surveyor will obtain the Strata Plan and any documentation necessary to provide advice on a possible Conversion.
• The Strata Company (all Unit Holders) need to be in complete agreement, not only to effect the change but also in the delineation of the boundaries.
• The Licensed Strata Surveyor, in consultation with each Unit Holder, will mark on the ground the boundaries of the Survey Strata Plan.
• The Unit Holders will need to sign off on the plan and be in complete agreement.
• The Surveyor will engage a Licensed Valuer to re-determine the Unit Entitlements and Unit Holders will need to be in agreement with this.
• A Form 37 – Notice of Resolution of Conversion to a Survey Strata Scheme needs to be signed by all owners
• A Form 39 – A disposition on merger of land or Conversion to a Survey Strata Scheme needs to be signed by all owners.
• The consent of any Banks, mortgagee or persons with an interest in the Land needs to be sought.
• The Conversion to Survey Strata Plan and all documentation is then lodged at Landgate.

Strata Mergers

Land and or Buildings contained in Strata Plans registered prior to Jan 1 1998 can be merged into existing Lots on Strata Plans.

• This process will involve The Client (all unit Holders) in consultation with the Licensed Surveyor to determine new Strata Boundaries.
• The Licensed Surveyor will attain the Strata plan and any documentation necessary to provide advice on the merger plan.
• The Strata Company (all unit holders) need to be in complete agreement not only to effect the change but also in the delineation of the boundaries.
• The Unit holders will need to sign off on the plan and be in complete agreement.
• The Surveyor will engage a Licensed Valuer to re-determine the Unit Entitlements and Unit Holders will need to be in agreement with this.
• A Form 33 – Notice of Resolution of merger of land and Buildings needs to be signed by all owners
• A Form 39 – A disposition on merger of land or Conversion to a Survey Strata Scheme needs to be signed by all owners.
• The consent of any Banks, mortgagee or persons with an interest in the Land needs to be sought.
• The merger to Strata Plan and all documentation is then lodged at Landgate.

If purchasing an older property, re-establishment surveys ensure peace-of-mind.

In Perth, only Licensed land surveyors—like the ones here at Horizon Surveys—can place property survey markers to establish or re-establish property boundaries.

Choose Horizon Surveys

Horizons Surveys has been serving Perth for over forty years. We perform accurate, professional and efficient land survey work in Perth and surrounding suburbs.

If you’d like to know more about any of our survey services, call or email us today.

• (08) 9387 8226
• admin@horizonsurveys.com.au