Lease Area Surveys Across Melbourne

What is a Lease Area Survey?

Lease Area Surveys are carried out to measure the area of land or space within a building. This area serves as the foundation for calculating the rental value of the property or land under the terms of the lease agreement.

Methods of Measurement

Depending on the kind of area that is being leased, there are different ways to calculate a space’s lettable area.

Three standards used in commercial leases have been established by the Property Council of Australia:

  • Net area surveys for commercial properties such as office buildings and Business Parks.
  • Gross area surveys for industrial sites such as warehouses, showrooms, industrial workshops and for free-standing supermarkets.
  • Gross area surveys for retail tenancies in shopping centres, shopping strips and free-standing shops.

The Property Council of Australia Method of Measurement guidelines makes sure that lettable area calculations are done consistently across a range of businesses or applications, including corporate office buildings, supermarkets, and retail spaces in malls. The guidelines are a great place to start, but a licensed land surveyor will be able to interpret them, offer advice on how to apply them best to your particular needs, and help you finish your lease area plan.

(Note: Lease Area Surveys were formerly known as BOMA surveys, and the Building Owners and Managers Association served as the previous equivalent industry body.)

Lease Area Surveys in Melbourne

Tenants, property owners, property managers and agents all need lease area surveys in order to enter into renewing or negotiating a lease of a property for your business.

Why Do We Need a Lease Area Survey?

Lease area surveys/plans are necessary:

• To abide by the Property Council of Australia’s legal requirements, which may apply to long-term or expensive leases.
• To prevent owner-tenancy disputes over the use of the land or area during the term of the lease. Simply put, if an area is incorrectly quoted, it could easily result in expensive disputes or legal action. As a tenant, you only want to pay for the space you actually use, and as an owner or agent, you only want to lease a certain area.
• For the purpose of future business planning cost and use. Once more, over the course of ten years, a small error in calculating a leased area can have a sizable impact.

Planning on getting your lease area survey/plan? Contact us today!

Frequently Ask Questions

A Feature & Level Survey (also known as an Existing Conditions Survey) is a survey which maps accurately the positions of features and site levels within the survey extents.

A Feature & Level Survey is required typically at the beginning or commencement of ANY proposed development.

The answer is a resounding YES for any proposed development.

Here are some of the reasons why:-

  • Design considerations – Any proposed design for the development requires taking into account the existing site conditions in order to maximise the development potential of any land/property;
  • Planning/Building Permit – An Existing Conditions Survey is generally required as part of the documentation submitted for any Planning or Building Permit application;
  • Construction – Any proposed construction will require understanding the existing site conditions prior to undertaking the works. This includes the following:- Construction costs estimation, Being able to transfer the approved Development Design to actual Site Works.
  • Detailed locations of the major features of the survey extents including but not limited to building footprints, trees (including heights), fence/structure/occupation locations, utilities/services, pavements;
  • Comprehensive levels across the survey extents to enable design, engineering and construction considerations throughout the life-cycle of a project;
  • Heights should always be connected to the Australian Height Datum AHD to avoid unnecessary issues with Council and Authorities;
  • Temporary Bench Mark(s) TBM should be placed at suitable position(s) to enable construction to follow any proposed design;
  • Neighbouring openings (windows etc) and secluded private open spaces where facing the subject site and within 9m RESCODE should be located and shown for overshadowing considerations;
  • Preparation and Delivery of Plan of Survey showing all of the above including comprehensive site photos to enable ease of understanding for any user Designer/Council/Authorities/Builder) of the Plan throughout the entire project life-cycle;

While the answer is yes, we strongly recommend against it due to the following reasons:-

  • Design Considerations – Without understanding the relationship between the legal title boundaries of the site in relation to the existing conditions on the ground, it will not be possible to design effectively without a significant risk
  • Planning/Building Permits – Most Planning and Building Permit applications will require a complete understanding of the relationship between the existing conditions of the site and the legal title boundaries of the subject land.
  • Construction – If a Title Re-establishment Survey was not undertaken previously, then it will still be required pre-commencement of Construction in order for the Construction to be able to proceed as per the approved design.
  • Cost Savings – Undertaking the Title Re-establishment Survey concurrently with the Feature & Level Survey results in a lower overall cost as compared to undertaking them separately.

While a Feature & Level Survey maps the existing conditions of a site, the existing conditions information will not be able to be related accurately to the legal title boundaries unless a Title Reestablishment Survey was also undertaken con-currently.

A great Title Re-establishment, Feature & Level Survey is defined by the following factors:-

  • Detailed – Comprehensive and sufficient survey information is required in order to maximise development and design potential, avoid any risk of time delay with a planning/building permit application and does not cause construction commencement delay. MOST IMPORTANTLY, a great Title Re-establishment, Feature & Level Survey should be able to stand the test of time throughout the entirety of a project
  • Timely – Time is invaluable. Any week of time delay in obtaining the Title Re-establishment, Feature & Level survey is additional holding/opportunity costs that is incurred throughout the lifespan of a project
A filed plan is a lease plan that has been submitted to the LTO (Lands Titles Office) for registration against the Certificate of Title. A filed plan is the output of a lease area survey. A Filed Plan specifies the area that a tenant has access to in accordance with the lease agreement using the elements that define the space, such as walls or boundaries, rather than using square metres. It will also cover any additional rights, also referred to as licence areas that the lessee might have.
Yes. Even though it’s smaller than a house, a flat can experience many of the same problems. The survey will give you a report on the overall condition of the building as well as the condition of the apartment you are buying.


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