Alignment survey and pegging
A subdivision stage that comes after the WAPC approves the subdivision: we calculate the new lot boundaries ahead of the final plan (pre-calculation) and peg them on site.
Why it matters to you: your plumber, electrician and the Western Power and Water Corporation contractors can then put each new lot's services inside the right lot.
Amalgamation
Joining two or more adjoining lots into one lot, approved by the WAPC and registered on a new plan at Landgate. It is often the first step before re-subdividing, and one WAPC application can cover both steps.
Why it matters to you: if a new house would straddle a boundary or needs the area of both lots, the lots usually need amalgamating, and every owner of both lots signs the application if they aren't in the same ownership.
Australian Height Datum (AHD)
The height datum used across Western Australia, set close to mean sea level, so a level of 12.35 m AHD means 12.35 metres above that datum. Surveyors tie their levels to AHD from nearby Landgate survey marks.
Why it matters to you: floor levels, sewer depths and height limits from different plans and authorities can be checked against each other because they share the same datum. Cottage surveys are not always on AHD: it is an option you choose at booking, and otherwise levels are on an assumed site datum.
BA18 certificate of building compliance
A certificate under WA's Building Act 2011, signed by a registered building surveyor (not a land surveyor). Some strata schemes need one in place of local government approval of the strata plan; ask us whether yours does.
Why it matters to you: if your scheme needs one, book your building surveyor early, because the strata plan can't be completed without it.
BAL (Bushfire Attack Level)
A rating, under Australian Standard AS 3959, of how much ember, radiant heat and flame a building could face in a bushfire, from BAL-LOW up to BAL-FZ (Flame Zone). In WA, land shown on the Map of Bush Fire Prone Areas needs a BAL assessment for subdivision and for most new building work, prepared by an accredited bushfire practitioner.
Why it matters to you: the assessor works from a contour and feature survey, and a higher BAL means stricter construction requirements.
Battle-axe lot
The usual Perth term for a rear lot reached by a narrow strip of land (the access leg) running to the street beside the front lot. Typical starting points are a 4.0 m wide leg, or 3.6 m where planning allows, and the leg belongs to the rear lot rather than being common property.
Why it matters to you: the existing house may need to sit back from the new driveway boundary (eaves at least 450 mm, habitable-room doors and windows 1.5 m), so check this before you commit to a layout.
Bench mark (BM)
A permanent survey mark with an accurately known height, part of the State survey mark network Landgate looks after. Surveyors start their levels from a bench mark or another State survey mark so the heights are on AHD.
Why it matters to you: it is why two surveys of the same street, years apart, give the same levels.
Building envelope
On larger rural-residential and special residential lots, an area set by the developer or shire inside which the house and outbuildings must be built; on a large acreage lot we survey the building envelope (or a 50 m × 50 m area if there isn't one) rather than the whole lot. Designers also use the term for the space the R-Codes and local planning rules allow a house to occupy.
Why it matters to you: ask the developer or your local government whether your lot has one before you design.
Building permit
The permit your local government (as the permit authority under WA's Building Act 2011) issues before construction starts, once a registered building surveyor has certified that the design meets the building standards. It is separate from development (planning) approval.
Why it matters to you: your builder usually needs a contour survey and a site plan for the application, and a re-peg and setout once the permit is issued.
Built strata
The everyday WA name for a strata scheme under the Strata Titles Act 1985 whose lots are defined by the buildings: each lot is a building plus any land allocated to it (part lots), and the rest of the parcel is common property. It is the most common strata scheme in WA, and the plan can only be completed once every building is finished.
Why it matters to you: call us at or just before lock-up, so nothing is held up at completion.
Cadastral survey
Any survey that defines, re-establishes or marks legal property boundaries; in WA only a Licensed Surveyor may carry one out. The cadastre is Landgate's map of every lot in the State.
Why it matters to you: re-pegs and subdivision surveys are cadastral surveys, but a contour survey is not and does not confirm where your boundaries are.
Certificate of title
Landgate's record of a lot's ownership, identified by volume and folio (for example, Volume 1834 Folio 221). It shows the lot and plan, the registered proprietors, and interests such as mortgages, caveats and easements.
Why it matters to you: every registered proprietor on the title signs a subdivision application, and the title is where easements that limit where you can build are recorded.
Clearances
When the WAPC approves a subdivision, it sets conditions (power, water, sewer, local government works), and each one must be signed off by the authority responsible for it; that sign-off is a clearance. Once every condition is cleared, the WAPC endorses the plan and it can go to Landgate.
Why it matters to you: projects most often stall at this point, because each clearance sits with a different authority.
Common property
In a strata or survey strata scheme, the land (and, in built strata, parts of buildings) that isn't in any lot, owned by all the lot owners in shares set by unit entitlement and managed by the strata company. In a survey strata plan it is shown as one or more CP lots; in a built strata plan, anything not shown as part of a lot is common property.
Why it matters to you: a shared driveway usually becomes common property, and your local government may ask for fire rating of walls and openings next to it.
Contour interval
Contours are lines on a plan joining points of equal height, and the contour interval is the height difference between neighbouring lines. A tight interval shows gentle falls on a flat block; a wider one keeps a steep block readable.
Why it matters to you: the contours show your designer how much the block falls, which drives slab design, retaining walls and earthworks.
Conversion (strata to survey strata)
Changing an existing built strata scheme into a survey strata scheme under the Strata Titles Act 1985, keeping the same number of lots. It is available for single-tier schemes (no lot above another) registered before 1 January 1998, needs a unanimous resolution of the owners, and needs no WAPC or local government approval.
Why it matters to you: survey strata lots are defined by boundaries rather than buildings, which can help a sale or redevelopment, but existing boundaries between buildings can't move and unit entitlements usually change.
Crossover
The WA local government term for the section of driveway that crosses the verge between the road and your front boundary. Crossovers are built to the local government's specification and usually need its approval.
Why it matters to you: its position affects where the garage can go, and a contour survey shows the kerb, verge and existing crossover levels your designer needs.
Density code (R-Code)
The code (R20, R30, R40 and so on) your local planning scheme gives your lot; the R-Codes link each code to a minimum and an average lot size. Typical starting points are R20: 350 m² minimum and 450 m² average; R30: 260 m² and 300 m²; R40: 180 m² and 220 m², though your planning scheme and site can change them.
Why it matters to you: it is the first check on whether your block can be split, and into how many lots.
Deposited plan (DP)
A plan registered at Landgate that creates freehold (green title) lots, so land is described as, for example, Lot 12 on Deposited Plan 34567. Older WA land may be on a "Plan" or a "Diagram" instead (P or D numbers), which work the same way for owners.
Why it matters to you: your lot and plan number, not your street address, is how Landgate, the WAPC and surveyors identify your land.
Development approval (DA)
Planning approval from your local government under its local planning scheme and the R-Codes, covering what you build and where: use, setbacks, height, overlooking. Whether you need one depends on what you are building and your local planning scheme; your local government will tell you.
Why it matters to you: if you need a DA, it comes before the building permit, and a contour and feature survey is usually part of the application.
Easement
A right registered on a title that lets someone else use part of your land for a set purpose, such as a Water Corporation sewer, drainage, a Western Power cable or a neighbour's right of way. You still own the land, but you generally can't build over an easement without the holder's consent.
Why it matters to you: easements are shown on your title and plan, and a subdivision can create new ones.
Encroachment
Part of a building, eave, gutter, wall or fence that crosses a boundary onto the neighbouring lot, the verge or common property. In a subdivision, encroachments over a new boundary may need cutting back, or protecting with an easement your local government accepts.
Why it matters to you: a re-peg or feature survey finds them early, before they hold up a sale or a subdivision.
Feature survey (contour and feature survey)
The same survey as a contour survey: a plan of the ground levels and contours together with what is on and next to your block, such as buildings, fences, retaining walls, trees, visible services, kerbs, crossovers and the verge. A WAPC subdivision application needs a plan based on an up-to-date feature survey.
Why it matters to you: it is usually the first survey for a new home, additions or a subdivision, and most local governments and builders ask for one.
Final survey
The last survey in a subdivision, once the site works are in: we survey the finished site, mark the new boundaries and prepare the final deposited plan or strata plan for lodgement.
Why it matters to you: it can only happen once the works your conditions call for are finished, so plan your builder's and contractors' programme with it in mind.
Floor level (F/L)
The height of a floor, usually shown on plans in metres AHD; FFL means finished floor level. We show existing floor levels on contour and internal surveys, and your designer sets the new floor level from them.
Why it matters to you: a new floor has to suit the existing house, the street and the fall to the sewer, so floor levels need to be measured, not guessed.
Form 1A
The Western Australian Planning Commission's application form for approval of a freehold (green title) or survey strata subdivision. We prepare the sketch plan and lodge it on your behalf, with the written authority of every registered proprietor.
Why it matters to you: for green title, once the Form 1A is lodged your local government generally won't issue building permits for new homes until the new titles can issue, so settle your building timing first.
Form 1C
The WAPC application to endorse a deposited plan or survey strata plan, made once every subdivision condition has been cleared. With the WAPC's endorsement, the plan can be lodged with Landgate for registration.
Why it matters to you: it is the last WAPC step before your new titles.
Green title
The everyday WA name for a freehold lot on a deposited plan under the Transfer of Land Act 1893, with no strata company, no common property and no shared services. Each lot stands alone and needs its own power, water and sewer connection.
Why it matters to you: it gives the most independence, but services must connect directly within each new lot, not through the rest of the property.
Internal survey
A measured plan of the inside of a home or commercial building, showing walls, doors, windows, columns, partitions and wet areas, delivered as a 2D DWG floor plan. On request it adds window, door, eave, ridge and ceiling heights relative to floor level.
Why it matters to you: renovation and extension designs that start from accurately measured walls and levels mean fewer surprises on site.
Landgate
The trading name of the Western Australian Land Information Authority, the State agency that registers land titles and plans, keeps the cadastre and looks after the State survey mark network. A new lot in WA becomes official when Landgate registers its plan.
Why it matters to you: title searches, plan copies and new titles all come from Landgate.
Licensed Surveyor
A surveyor licensed by the Land Surveyors Licensing Board of Western Australia under the Licensed Surveyors Act 1909 and holding a current practising certificate. Only a Licensed Surveyor can carry out cadastral (boundary) surveys, re-pegs and subdivision surveys in WA.
Why it matters to you: a string line or an old fence is not a boundary; a Licensed Surveyor's marks and certificate are.
Local government
The WA term for your City, Town or Shire, which most people call "the council". It issues development approvals, building permits and crossover approvals, assigns house numbers, and clears some subdivision conditions.
Why it matters to you: rules vary between local governments, so we ask which one your property is in.
Lodgement and titles issue
Lodgement is when the surveyor lodges the WAPC-endorsed plan (and any strata documents) with Landgate, which examines and then registers it; the surveyor lodging the plan must pay Landgate's lodgement fee. Titles issue once the plan is registered and every condition is cleared, and your settlement agent or lawyer then applies for the new certificates of title.
Why it matters to you: we lodge the plan, but applying for titles sits with your settlement agent or lawyer, ideally one who specialises in titles.
Lot
A parcel of land shown on a registered plan with its own number, such as Lot 12 on Deposited Plan 34567. The lot number is not the street number: house numbers are assigned by your local government.
Why it matters to you: quote the lot and plan when you ask for a survey, especially on a new subdivision where the street number may not exist yet.
Natural ground level
The level of the ground before site works or development. The R-Codes and local planning rules measure building height, and often limits on fill and retaining, from natural ground level.
Why it matters to you: once the ground is disturbed its natural level is harder to show, so ask your local government whether to have your contour survey done before demolition or earthworks.
Part lot
In a built strata plan, a lot can be made up of several parts, such as the building plus a courtyard, carport or garden allocated to it, each marked "Lot x" or "Pt x". Together the parts make one lot on one title.
Why it matters to you: what you own is every area marked with your lot number, plus a share of the common property.
Planning approval vs building permit
Two separate WA approvals that are often confused. Planning approval (development approval from your local government, or WAPC approval for a subdivision) decides whether and where something can be built or a lot created; a building permit under the Building Act 2011 confirms the construction meets building standards.
Why it matters to you: you may need both, planning first, and a subdivision approval is not permission to build.
R-Codes
State Planning Policy 7.3 Residential Design Codes, the WAPC's rules for housing in WA: density codes and lot sizes, setbacks, open space, building height, overlooking and more. Your local government applies them through its local planning scheme, sometimes with local variations.
Why it matters to you: they decide how many lots your block can make and where a new house can sit on it.
Re-peg
A cadastral survey by a Licensed Surveyor that re-establishes your title boundary corners and places new marks (pegs) where the old ones are missing. It is needed before construction on any land and when a new boundary fence goes up and the old marks are gone, and you receive a Surveyor's Certificate (Regulation 25A) with a sketch of your boundaries on it.
Why it matters to you: setbacks, fences and setouts are only as accurate as the boundary they are measured from.
Ridge height
The height of the highest line of a pitched roof, given in metres AHD or as a height above floor or ground level. WA planning rules limit building height measured from natural ground level, and existing or neighbouring ridge heights are sometimes asked for in a planning application.
Why it matters to you: if your design is close to the height limit, measured levels and ridge heights avoid a redesign.
Setback
The distance a building, or part of it such as a wall, eave or window, must stand back from a boundary: the street, side and rear boundaries, or a new driveway boundary in a subdivision. The R-Codes and your local planning scheme set the minimums.
Why it matters to you: setbacks are measured from the true boundary, which is why a re-peg comes before the setout.
Setout (building setout)
Pegging the corners of a new building, retaining walls or pool on site so your concreter and builder can position them before slabs, walls or pool works go in. We work from your setout plan showing peg locations and dimensions.
Why it matters to you: a building set out from the wrong point can breach its setbacks, and a re-peg and setout together, just before construction, avoid that.
Sewer junction
The point where your property's sewer pipe connects to the Water Corporation's sewer. Its position and depth decide whether a new house or a new lot can drain by gravity.
Why it matters to you: in a subdivision each new lot needs its own sewer connection, and the Water Corporation clears that condition only when it is in.
Site plan
A drawing of your lot showing the proposed building, its setbacks to each boundary, levels, driveway and crossover, usually prepared by your designer or builder over our contour and feature survey. It goes with the development approval and building permit applications.
Why it matters to you: the setout is pegged from the approved plans, so the dimensions on them need to be final.
Spot level
A single height measured at a point and written on the plan as a number, for example 12.35 for 12.35 m AHD. Contour surveys show spot levels at kerbs, crossovers, floors, fences, retaining walls and across the block.
Why it matters to you: your designer uses them to set floor levels, driveway grades and retaining wall heights.
Strata company
The body that every WA strata or survey strata scheme gets automatically when its plan is registered; every lot owner is a member. It insures, maintains and manages any common property under the scheme's by-laws.
Why it matters to you: even a two-lot scheme with nothing shared has a strata company, so you and your neighbour are members of it together.
Strata merger
For a single-tier built strata scheme registered before 1 January 1998, a merger updates the built strata plan to match what is on the ground today. It needs a resolution without dissent from the owners and no WAPC or local government approval, and a merger and a conversion can each be used only once per scheme.
Why it matters to you: older plans often covered only the inside of each building, and an up-to-date plan can help a sale or redevelopment.
Strata plan (SP)
The plan registered at Landgate that creates a built strata scheme's lots and common property, numbered with SP (for example, Strata Plan 12345). The Strata Titles Act 1985 has two kinds of plan: strata plans (built strata) and survey-strata plans (survey strata).
Why it matters to you: if your property is a unit or a strata lot, your title refers to a lot on a strata plan, and the plan shows exactly what you own.
Strata Titles Act 1985
The Western Australian Act that governs strata and survey strata schemes: how lots and common property are created, unit entitlements, strata companies, by-laws, mergers and conversions.
Why it matters to you: any strata question about WA property is answered under this Act.
Survey mark (SSM)
A permanent mark in the State survey mark network, with coordinates (and often a height) held by Landgate. These marks and bench marks are what tie surveys in WA to the State coordinate system and to AHD.
Why it matters to you: don't disturb a survey mark in the verge or footpath; a damaged mark should be reported to Landgate.
Survey strata
The everyday WA name for a survey-strata scheme under the Strata Titles Act 1985, whose lots are defined by boundary lengths and angles only, much like green title lots: buildings aren't shown on the plan, and lots can be vacant. Shared areas such as a common driveway become common property (CP) lots.
Why it matters to you: it is the flexible option, because the survey work can run alongside your build, and it suits keeping the existing house or sharing a driveway.
Surveyor's Certificate (Regulation 25A)
The certificate a Licensed Surveyor must give after a re-establishment survey (a re-peg), under Regulation 25A of the Licensed Surveyors (General Surveying Practice) Regulations 1961. It certifies that the surveyor re-established the boundaries of the land in line with the relevant laws. You receive it with a sketch of your boundaries on it.
Why it matters to you: keep it with your property papers as the record that your boundary marks were placed by a Licensed Surveyor.
Truncation
A short cut-off across the corner of a lot, so the corner is angled rather than square; at a street corner the cut-off land is usually part of the road reserve. In small strata subdivisions, typical starting points are 3 m at the head of a shared driveway and 1.5 m at the street, so cars can turn.
Why it matters to you: a truncation takes land off the corner of a lot, which affects the lot area and where a fence or building can go.
Unit entitlement
A number given to each lot in a strata or survey strata scheme that sets its owner's share of the common property, levy contributions and voting. Every survey strata scheme needs a schedule of unit entitlements, set by a licensed valuer, even when there is no common property.
Why it matters to you: the valuer's work is a separate item in a survey strata subdivision, and entitlements usually change when a scheme is converted.
Verge
The strip of land between your front boundary and the road kerb, part of the road reserve managed by your local government; footpaths, service pits, street trees and your crossover sit in it.
Why it matters to you: you can't build on the verge, and your front boundary is often further back than the kerb or footpath suggests.
WAPC (Western Australian Planning Commission)
The State body under the Planning and Development Act 2005 that decides subdivision and amalgamation applications and sets State planning policies such as the R-Codes. Subdivision applications are lodged on its Form 1A, and plans are endorsed on its Form 1C.
Why it matters to you: every green title and survey strata subdivision needs WAPC approval, and its conditions must be cleared before titles issue.
Water Corporation
The State-owned water and sewerage utility for Perth and much of regional WA. In a subdivision it usually sets the water and sewer conditions and clears them once each new lot has its own connections.
Why it matters to you: its requirements often decide how simply a new lot can be serviced.
Western Power pegging
Pegging the front boundary corner of a lot so Western Power (the electricity network operator for Perth and the South West) can install the power dome from it, generally 0.5 m by 0.5 m inside the lot. Western Power asks for this when underground power is being installed.
Why it matters to you: book it when your lot or subdivision needs underground power installed, and tell us it is for Western Power so we know which corner matters.