Lease Plans & Measured Building Surveys

Expert advice and accurate solutions for
lease plans and measured building surveys

Incomplete or inaccurate data for any building or property area can cause big issues for lease agreements or future renovation or refit plans. Alexander Symonds offers expert advice and accurate solutions for lease plans and measured building surveys, across commercial, industrial and residential properties.

Two Alexander Symonds staff walking through the office holding a rolled up map

What is a Lease Survey?

A lease survey is undertaken to determine the lettable area of a premise and/or to register a lease on a certificate of title. Lease surveys assist landlords, property managers and tenants in understanding the lease arrangements on commercial, industrial and retail properties.

A qualified and experienced surveyor can advise you on any requirements, and provide you with a clear understanding of the entire process from start to finish.

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PCA Method of Measurement Guidelines for a lease plan’s lettable area survey

Lettable Area Survey

The Property Council of Australia (PCA) “Method of Measurement for Lettable Areas” is the industry standard for the calculation of lettable areas in Australia, ensuring a consistent approach to lease surveys.

Depending on the type of area that is being leased, there are three different standards as set out in the PCA guidelines:

  • Gross Lettable Area (GLA) for industrial buildings such as warehouses, showrooms, workshops and free-standing showrooms or supermarkets;
  • Net Lettable Area (NLA) for office buildings and tenancies; and
  • Gross Lettable Area Retail (GLAR) for retail tenancies in shopping centres, commercial buildings, free-standing and shopping strip shops.

It is important that the landlord and tenant agree on the method to be used to calculate the lettable area before undertaking the survey.

While the PCA guidelines help to define how to calculate the lettable area for different property types, each property is unique and may require a tailored approach. An experienced Licensed Surveyor can provide advice on the best way to apply the PCA guidelines to your property, and guide you through the entire process.

Filed Plan of an office space showing the extent of lettable area

From Lease Plan to Filed Plan

A Filed Plan is a lease plan that has been lodged with the Land Titles Office (LTO) and is required in order to register a lease on the Certificate of Title.

A Filed Plan is the delineation of the extent of a lettable space, outlining which area(s) a tenant has access to within their lease. It does not measure the space in metres squared, but simply shows the lettable space using the features that define the space, such as physical features and the property boundaries.

A lease plan is lodged with the LTO as a Filed Plan, and once it has been approved a conveyancer or solicitor will lodge documents referring to the Filed Plan. Once these documents are lodged and processed, the lease will then appear on the Certificate of Title for the property.

Have peace of mind with our streamlined
accurate Lease Plan Survey process

engineer

Step 1

Speak with a qualified Surveyor

After understanding your needs and your situation, we’ll advise you on your lease plan requirements, and how best to apply the PCA guidelines.

Step 2

Agree on a method of measurement

The landlord and tenant(s) of the property need to agree on the method of measurement, and what should or should not be included in the calculations.

laser scanning

Step 3

Undertake the field survey

We undertake surveys using the latest accurate survey equipment, adopting the PCA guidelines for consistent, unbiased results.

Step 4

Calculations and plan preparation

For filed lease plans, we’ll make sure all Land Titles Office standards are addressed so your documents are ready to be lodged. For net lettable area plans, we’ll accurately calculate the lettable area and prepare a survey plan that fulfils the PCA guidelines.

Step 5

Delivery of lease plans

We’ll provide you with an accurate, precise survey plan that fulfils the LTO and/or PCA guidelines.

For filed plans only…

Step 6

Lodge the lease plan with the Lands Titles Office (LTO)

If you are satisfied that the lease plan reflects your needs, we’ll finalise and lodge the lease plan with the LTO as a Filed Plan.

Step 7

Lease added to Certificate of Title

Once the plan is approved by the LTO, the plan is provided to your solicitor or conveyancer for preparation of the lease agreement.

do you need a Lease survey for your property?

Read our blog to understand what information a Lease Survey would provide and how the measurements are taken.

Learn more about lease surveys

Measured Building Surveys

A Measured Building Survey is any survey that involves the measurement of an existing building, and may be required when renovating, refitting or commercially leasing a property, or to measure the dimensions of a tenancy for a floorplan, marketing or fit-out design.

We have a solution for all building measurement needs, from basic 2D floor plans through to highly detailed 3D Revit models. All are spatially accurate and measured by qualified and experienced Licensed Surveyor. No two projects or buildings are ever the same, and your objectives will help to identify the type of survey that will best suit your needs.

Our building survey services include:

  • Lease plans
  • Internal measured floor plans
  • Reflected ceiling plans
  • Detailed building elevations (2D or 3D)
  • Cross-sections and sectional elevations
  • 3D CAD and REVIT / BIM Modelling

measured building survey showing a 2D detailed building elevation

Unlocking Property Potential with Integrated Lease Plans and Measured Building Surveys

Lease plans and measured building surveys are closely intertwined, serving complementary purposes in property management and development. While lease plans focus on defining lettable areas and facilitating lease agreements, measured building surveys provide accurate measurements and assessments of existing buildings, essential for renovation, refitting or commercial leasing purposes.

By conducting both lease plans and measured building surveys, you gain comprehensive insights into assets, ensuring legal compliance, informed decision-making and efficient space utilisation. Moreover, the data obtained from these surveys can inform future renovation or development projects, maximising your property’s potential and value.

We offer integrated solutions for lease plans and measured building surveys, leveraging our expertise and advanced technology to deliver precise, actionable insights tailored to your needs.

Whether you’re navigating lease agreements or planning property enhancements, trust our experienced team to provide accurate, reliable surveying services that drive success.

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Alexander Symonds licensed surveyor using equipment for a building survey

3D Laser Scanning

We use the latest in surveying technology, including 3D Laser Scanning, to quickly and accurately measure buildings.

3D Laser Scanning captures a site’s detail in its current form and existing condition, so the data can be converted into CAD models for incredibly precise designing and planning.

LEARN MORE about 3D laser scanning

Lease Plans and Measured Building Surveys in Action

Adelaide Riverbank Precinct Redevelopment

2019-11-28
Alexander Symonds
Artists impression of overhead view of Adelaide Riverbank Precinct

Adelaide Riverbank Precinct Redevelopment

The Adelaide Riverbank Project is the new marquee community precinct of Adelaide. The redevelopment of the Adelaide Oval has been the catalyst for the upgrade of the precinct which is currently seeing significant redevelopment works. Alexander Symonds was awarded the 2019 SA Asia Pacific Spatial Excellence Award for Technical Excellence for our work on this project.

  • Multiple stakeholders with project consultants located across the country
  • Highly accurate data requirements
  • Complex structures and leasing arrangements
Read More

COMMON LEASE PLAN AND BUILDING SURVEY QUESTIONS

A lease plan is a detailed diagram or drawing that outlines the lettable area of a property and is often used to register a lease on the property’s certificate of title. It serves as a visual representation of the premises, indicating the specific areas that a tenant has access to within their lease agreement. Lease plans are crucial for defining lease boundaries, facilitating lease agreements and ensuring legal compliance in property transactions.

A lease plan works by accurately delineating the lettable space within a property and documenting it in a diagrammatic form. To create a lease plan, a licensed surveyor surveys the property, adhering to industry standards and guidelines such as those set forth by the Property Council of Australia (PCA).

The surveyor measures and maps out the lettable areas, including details such as physical features, property boundaries and access points. Once the survey is complete, the surveyor prepares a detailed lease plan that reflects the agreed-upon method of measurement between the landlord and tenant(s).

This lease plan can then be lodged with the Land Titles Office (LTO) as a Filed Plan, and upon approval, it becomes a legally recognised document that forms part of the property’s title.

The duration of a building survey can vary depending on various factors such as the size, complexity and accessibility of the building, as well as the scope of the survey requirements.

Typically, a basic building survey may take a few hours to complete, while more comprehensive surveys involving detailed measurements, floor plans and 3D modelling could take several days or even weeks.

Factors such as scheduling, site conditions and client requirements also impact the timeframe. We recommend you consult with a licensed surveyor to assess the specific needs of your project and obtain an accurate estimate of the survey duration.

Why choose Alexander Symonds?

Our professional, experienced team provide expert, honest advice on measured lease plan requirements.

We use the latest in 3D Laser Scanning and surveying technology to quickly and accurately measure full lease areas.

From single tenancies to full shopping centres, warehouses, showrooms, workshops and office buildings, our team offer an unbiased, consistent approach, prepared to strict PCA guidelines and LTO standards

  • Award-winning surveying services
  • Accuracy and precision for your project
  • A team with unrivalled experience
  • Innovative, tailored solutions

Understand your lease area with accurate, precise survey results.

Contact the team at Alexander Symonds to discuss your needs.

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