There are a lot of big and little details to consider when subdividing your section. Download our checklist to see if you are ready.
AUCKLAND AREA
SUBDIVISION GUIDE
WAIKATO AREA
SUBDIVISION GUIDE
BAY OF PLENTY AREA
SUBDIVISION GUIDE
What is land surveying?
Land surveying is the practice of precisely determining the positions of points and the distances and angles between them on the Earth’s surface. It involves the measurement and mapping of land and its features using specialised equipment and technology.
Land surveying services several important purposes:
RPC Land Surveyors use various tools and technologies, including total stations, GPS receivers, drones, and laser scanners, to collect precise measurements. They analyse this data to produce maps, boundary documents, elevation models, and other reports essential for planning and development.
Overall, land surveying is critical for ensuring accurate land use, property delineation, and sustainable development while adhering to legal and regulatory requirements. Licensed Cadastral Surveyors (LCS) are the only professionals allowed by law to define physical extents and locations of land boundaries. LCS determine where boundaries are located and can adjudicate title in terms of determining who owns what land areas and who has rights over the land.
Why do I need a surveyor?
A Licensed Cadastral Surveyor (LCS) is the only person who can submit the final plans to LINZ if you are subdividing. RPC believe that by involving a surveyor early in the planning of your subdivision or land development project you will achieve significantly better outcomes as we are familiar with all facets of land development, the pitfalls and the shortcuts and can drive your proposal through the development process.
Why RPC Land Surveyors?
RPC Land Surveyors Ltd is a consulting surveying firm based in Auckland, Cambridge and Mount Maunganui. We have been providing Surveying, Resource Management, and Engineering services for over 50 years. When it comes to Subdividing a property, people tend to underestimate the complexities of the subdivision process. In particular, the management and coordination of the number of people involved. Subdividing involves input from many different professionals such as Arborists, Hydraulic, Structural & Geotechnical Engineers, Drainlayers and Builders to name a few, as well as other consultants who may need to address specific matters. RPC Land Surveyors can save you time and money as over the years we have built relationships with these consultants, local Councils and utility providers ensuring a streamlined project from start to finish.
Why do I need a land survey?
Getting a land survey can be essential for various reasons, depending on your specific situation and needs. Here are some common reasons why you might need RPC Land Surveyors:
Overall, a land survey provides valuable information and documentation about the physical characteristics and legal boundaries of a property, which can help protect your interests and ensure that any actions taken on the land are lawful and in accordance with regulations.
What is subdivision?
Subdivision is the act of legally dividing land into separate pieces so they can be sold or split to separate owners. The three most common forms of subdivisions are:
Freehold/Fee Simple:
A fee simple/freehold title is the most common form of ownership in NZ. It is where you have absolute ownership to land.
Cross-Lease:
A cross-lease title is where you co-own the land with other parties and a lease is created over the dwelling. Exclusive and common use areas may exist. Cross lease titles are a legacy from the 1970’s-80s and an upgrade from Cross-lease to Fee Simple will need to be undertaken before subdividing can take place.
Unit Title:
A unit title creates individual titles to units, apartments, or semi-detached dwellings over an existing fee simple parcel of land. The units usually have a share in the common property such as vehicle access, manoeuvring ears, lifts, stairs, and gardens. A body corporate must be formed to manage the common facilities, insurance, and maintenance.
There are various reasons to subdivide your property. You may want to sell off extra land to fund specific goals, like funding a retirement or helping your children onto the property ladder.
How do I subdivide my property?
The first step is to undertake a feasibility assessment. This is essential to assess how many dwellings or lots you can create, if your subdivision can be serviced and investigate if there are any barriers to your development. RPC Land Surveyors Ltd can provide a feasibility assessment detailing the budget costs to complete a subdivision. We can even help you get the most out of your property with sharing our years of experience and translate any changes currently taking place within local or central government.
To find out more on how to subdivide your property, please click on the below link to download our guide to subdividing.
What is a RT?
A Record of Title (RT), often referred to simply as a title, is an official document that confirms legal ownership of a specific property. A RT also provides essential information about a property’s status and any associated rights or encumbrances. It plays a fundamental role in real estate transactions, property transfers, and legal protections for property owners and stakeholders.
Key features and purposes of a Record of Title include:
Obtaining a Record of Title involves a title search process conducted by a title company or a real estate attorney. This process ensures that the property’s ownership history is clear and that there are no undisclosed claims or issues that could affect the property’s title.
What is a DP?
A Deposited Plan, often referred to as a DP, is a legal document that shows the subdivision of land into individual lots or parcels. It is prepared by a licensed surveyor and deposited with LINZ. The Deposited Plan is an essential document used in real estate transactions and property development.
Key features and purposes of a Deposited Plan include:
Deposited Plans play a crucial role in property development, land use planning, and real estate transactions. They provide certainty and clarity regarding property boundaries and ownership rights within a subdivided land area. Before purchasing or developing land within a subdivision, it is important to review the Deposited Plan to understand the layout, restrictions, and legal implications associated with each lot.
What is LINZ?
LINZ stands for Land Information New Zealand. It is the government agency responsible for managing and providing land and geospatial information in New Zealand.
Key functions and responsibilities of Land Information New Zealand (LINZ) include:
LINZ plays a crucial role in the administration of land titles, property boundaries, cadastral surveying, and geospatial data across the country.
What is a resource consent?
A resource consent is a document issued by Council giving you as the developer the right to carry out specific work in accordance with various legislation and regulations.
All subdivisions are a type of resource consent. A subdivision consent allows you to create a new title(s) on a piece of land. A subdivision may also require another type of resource consent, called a land use consent. A Land use consent authorises you to use or modify land in a manner that does not meet the rules of the local council. You need to obtain resource consent and other applicable consents before any development starts on your property.
What is the subdivision process, timeframes, and costs?
The time and costs to complete a subdivision can vary widely. Essentially, the more complicated the project, the more costly the development. Engaging with RPC Land Surveyors from the start can ensure the process is streamlined as much as possible, saving you time and money.
The average timeframe and costs for a typical 2 lot subdivision (not including construction) are:
RESOURCE CONSENT 24 – 32 weeks
ENGINEERING APPROVALS/BUILDING CONSENTS 4 – 6 weeks
CONSTRUCTION 12 – 20 weeks
SURVEY 6 weeks
CERTIFICATION 6 – 12 weeks
SUBDIVISION COMPLETED 15 – 19 months
$200,000 – $250, 000 + GST
Includes:
The above is a broad estimate. Individual sites must be assessed on their merits as costs can and do vary.
Contact RPC for a quote.
