Subdividing your property can be a great way to maximise the value from a large section or area of land.
However, the process can be both complex and expensive, so it requires careful planning. To help you understand the subdivision process and where some of the costs come in, we’ve put together this step-by-step guide on the process.
First, you’ll need to determine if your property is eligible for subdivision. You need to consider:
• Size of the property: Is it large enough to be split?
• Zoning regulations: What are the rules in your area?
• Local council permissions: Does the council allow subdivisions in your area?
Once you've confirmed your property is eligible, hire a professional surveyor. The surveyor will:
• Conduct a thorough assessment of your property.
• Check access routes, utility sources (water and electricity), and the shape of the land.
• Identify if any easements are required (legal rights to use someone else's land for specific purposes like running utility lines or accessing a driveway).
After the surveyor’s assessment, you need to get the council's approval for your subdivision plans. Your plans must comply with:
• Resource Management Act: National regulations for land use.
• Council guidelines: Specific rules set by your local council.
Once you have council approval, create a detailed subdivision plan. The plan should be:
• Authorised: It needs to be reviewed and approved by relevant authorities.
• Accurate: Ensure all details are correct to avoid delays.
You will need a Section 224c certificate, which confirms that all conditions of the subdivision consent have been met. This involves:
• Meeting all council conditions: Ensure every requirement set by the council is fulfilled.
• Survey plan approval: The plan must be approved under Section 223 before you can get new titles.
In the final stages, you will need to submit your detailed land division scheme to LINZ to obtain new titles for each piece of land. This step includes:
• Detailed submission: Ensure your scheme is comprehensive.
• Title procurement: Obtain a new title for each subdivided section.
Given the complexity of the process, it's a very good idea to talk to experts including:
• Lawyers: For legal advice and compliance.
• Surveyors: For accurate land assessment and planning.
• Council officials: For guidance on meeting local regulations.
Subdividing property can be costly. Before you start, ensure you have a clear understanding of the expenses and when key costs will need to be paid, such as:
• Surveying costs: Fees for professional surveyors.
• Council fees: Application and approval costs.
• Legal fees: Costs for legal advice and documentation.
• Construction costs: Expenses for necessary infrastructure like roads and utilities.
Subdividing land can be an excellent way of unlocking the potential of a property for owners, but it requires careful planning and expert advice. At Treadwell Gordon, we have experts in land subdivision who can guide you through each step of the process.
