When you need to know where your property boundaries are - but don't necessarily need permanent marks placed - an identification survey may be the answer. This type of survey is particularly useful for property buyers, homeowners with boundary concerns, and anyone planning work near their property limits.
This guide explains what identification surveys are, when you need one, and how they compare to full boundary surveys.
What is an Identification Survey?
An identification survey (sometimes called a boundary identification survey or fence survey) identifies the position of your legal property boundaries relative to existing physical features like:
- Fences
- Buildings and structures
- Driveways and paths
- Retaining walls
- Trees and landscaping
The surveyor researches your title, locates any existing survey marks, and calculates the boundary positions. You receive a report showing where boundaries should be and how existing features relate to them.
Identification Survey vs. Boundary Survey
These terms are often used interchangeably, but there are important differences:
| Feature | Identification Survey | Boundary Survey |
|---|---|---|
| Purpose | Show where boundaries are relative to existing features | Definitively establish and mark boundaries |
| Marks Placed | Not always - depends on scope | Yes - permanent marks at corners |
| Typical Cost | $600 - $1,200 | $800 - $1,800+ |
| Report Included | Yes - showing fence/boundary relationship | Yes - may include plan |
| Best For | Pre-purchase, quick check, minor concerns | Fence building, disputes, construction |
See our boundary survey page for more on full boundary re-establishment.
When Do You Need an Identification Survey?
Before Buying Property
An identification survey before purchase can reveal:
- Whether fences are on the boundary or encroaching
- If neighbour's structures cross onto the property
- If your potential purchase includes structures that encroach on neighbours
- Easements that affect building potential
This information helps you negotiate price or walk away from problem properties.
Fence Position Concerns
If you suspect your fence isn't on the boundary, an identification survey tells you:
- Exactly how far off the fence is
- Whether you're losing or gaining land
- What action (if any) makes sense
See our guide on surveys before building fences.
Planning Construction Near Boundaries
Before building extensions, pools, or other structures close to boundaries, you need to know:
- Exact boundary positions for setback calculations
- Whether existing structures already encroach
- If easements restrict where you can build
Potential Boundary Disputes
If you're concerned about boundary positions but not yet in a formal dispute, an identification survey provides factual information to guide discussions with neighbours.
What's Included in an Identification Survey?
A typical identification survey in Sydney includes:
- Title research: Reviewing registered plans and documents
- Field work: Locating existing survey marks and measuring features
- Calculations: Determining boundary positions
- Report: Document showing fence positions relative to boundaries
- Verbal explanation: Discussing findings with you on site
What May Not Be Included
- Placing new permanent survey marks (unless requested)
- Detailed plan suitable for council submission
- Re-establishment of missing boundaries
- Identification of all site features (that's a detail survey)
Always confirm the scope with your surveyor before booking.
How Much Does an Identification Survey Cost?
Identification surveys in Sydney typically cost:
- Simple property, marks available: $600 - $800
- Standard suburban block: $800 - $1,000
- Complex boundaries or missing marks: $1,000 - $1,200+
Factors affecting cost:
- Survey mark availability: If marks exist and can be found, less research is needed
- Number of boundaries: Checking one fence costs less than all four
- Property size: Larger properties take more time
- Access: Difficult access or thick vegetation adds time
- Report requirements: Simple letter vs detailed plan
See our pricing page for current rates.
Understanding Your Results
Identification survey results typically show fence positions as either:
- "On boundary": Fence is essentially on the legal boundary (within construction tolerance)
- "Inside boundary": Fence is on your side - you own more than the fence encloses
- "Outside boundary": Fence encroaches onto neighbour's land
Measurements show how far off (e.g., "fence is 150mm inside boundary"). This information helps you decide next steps.
What to Do With the Results
Depending on what the identification survey reveals:
If Fence is On Boundary
Good news - nothing to do. Keep your survey report for future reference.
If You're Losing Land
You can:
- Do nothing (many small encroachments aren't worth pursuing)
- Discuss with your neighbour about moving the fence
- Formally assert your boundary through legal channels
If You're Encroaching
Consider:
- Whether your neighbour is aware and concerned
- Moving your fence to the correct position
- Seeking a formal boundary agreement
The NSW Dividing Fences Act covers fence responsibilities between neighbours.
Frequently Asked Questions
What is an identification survey?
An identification survey is a survey that identifies the position of your property boundaries relative to existing fences, structures, and improvements. It tells you if your fence is on the boundary and by how much, without necessarily placing new boundary marks. It's sometimes called a fence survey or boundary identification.
How much does an identification survey cost in Sydney?
An identification survey in Sydney typically costs $600-$1,200. Simple properties with good survey mark availability cost less. Properties where marks need re-establishment or with complex boundaries cost more. A full boundary survey with mark placement costs $800-$1,800+.
What's the difference between an identification survey and boundary survey?
An identification survey shows where boundaries are relative to existing features (like fences) but may not place new marks. A boundary survey definitively establishes boundaries and places permanent survey marks. Identification surveys are cheaper but provide less certainty. Choose boundary survey if you need marks placed.
When do I need an identification survey?
You need an identification survey when: buying property and want to verify fence positions, planning to build near boundaries, settling a potential boundary dispute, checking if improvements encroach, or before building a new fence. It provides clarity on boundary positions without the cost of full re-establishment.
Will an identification survey place boundary marks?
Not always. An identification survey focuses on showing where boundaries are relative to existing features. If existing survey marks are found, they're used for reference. New marks may or may not be placed depending on the surveyor and scope. If you specifically need marks placed, request a boundary survey or ask for marks to be included.
Get an Identification Survey Quote
Sydney Surveyor Solutions provides identification surveys across Sydney. We'll explain what we find in plain English and help you understand your options.