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Body corporate survey plans are an essential document in the management and maintenance of all strata schemes. They define the boundaries between individual lots and common property by outlining the responsibilities of both lot owners and the body corporate when it comes to considering renovations and improvements.

Understanding these plans is crucial for all owners. This article looks at what they are and why they’re important.

What are survey plans?

Survey plans are the body corporate’s legal document that outlines the division of land into separate lots and common property within a community titles scheme. These plans define the boundaries of individual lots and common property ensuring clarity in ownership and maintenance responsibilities. Understanding the different types of subdivision plans is essential for lot owners and body corporate committees to manage maintenance, repairs, and improvements effectively.

There are several survey plans used in Queensland, each serving different types of developments. The most common include the Building Format Plan (BFP), typically used in multi-unit buildings, the Standard Format Plan (SFP), often applied to townhouses or detached units, and the Volumetric Format Plan (VFP), which is used in developments with mixed-use purposes, such as a combination of residential and commercial spaces.

Each of these plans has unique characteristics that define how lot boundaries and common property are managed.

See our recent article for more on survey plans

Why understanding survey plans is important for owners

1. Defines ownership boundaries

Survey plans establishes clear boundaries between privately owned lots and common property. These boundaries are not just physical markers but legal demarcations that determine who is responsible for the upkeep of various areas within the scheme.

Without a precise understanding of these boundaries, lot owners might inadvertently neglect their maintenance responsibilities or, conversely, take on tasks that are not theirs to manage.

2. Clarifies maintenance responsibilities

One of the most significant functions of a survey plan is to define maintenance responsibilities. By determining which areas fall under individual ownership and which are part of the common property, these plans provide guidance on who is responsible for maintenance and repairs and the associate costs.

This clarity is vital in preventing disputes between lot owners and the body corporate, ensuring that maintenance tasks are completed in a timely manner and in accordance with the established guidelines and by-laws.

3. Renovations and lot improvements

Whether it’s renovating a lot or making changes to common property, the survey plan provides a framework for what is permissible and what requires approval. This ensures that all modifications are carried out in a manner that respects the rights of all owners and maintains the integrity of the overall scheme.

The specific format plan – Building Format Plan (BFP), Standard Format Plan (SFP), or Volumetric Format Plan (VFP), determines which areas a lot owner can alter without requiring body corporate approval. For example, under a BFP, an owner may have the freedom to make internal changes within the boundaries of their unit, such as renovating a bathroom or kitchen, without needing permission. However, alterations that affect the external structure, common property or external appearance of a lot, like installing new windows, adding solar panels or extending a balcony, typically require body corporate approval.

This distinction helps maintain the uniformity and structural integrity of the development while allowing owners some flexibility to personalise their living spaces. Understanding these boundaries is essential for ensuring that any improvements are compliant with the rules of the scheme.

Accessing your survey plans

Access to your body corporate’s survey plans is essential for all lot owners. When purchasing a lot, these plans should be provided along with the Community Management Statement (CMS). If not readily available, they can be obtained from your body corporate manager or purchased from the Queensland Titles Office. Having these documents on hand empowers lot owners to make informed decisions regarding their property and their obligations within the scheme.

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