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Flood Level Verification Surveys

Ensure your property complies with local flood planning controls across NSW.

  • Certified survey reports accepted by councils and private certifiers
  • Fast turnaround to meet DA and CDC approval timelines
  • Accurate flood level data referenced to AHD for full compliance
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Certainty When It Matters Most

If your site is located in a flood-prone area, verifying the natural ground level or proposed floor level against council’s flood planning levels is essential before construction can proceed. At MCS Surveyors, we deliver fast, reliable flood level verification surveys to confirm compliance with flood control requirements and provide the documentation needed for approvals.

Whether you are lodging a Development Application, applying for a Complying Development Certificate, or planning a new build in a flood-affected zone, our team ensures your project begins on a solid foundation. With over 30 years of combined experience, we provide survey data that is trusted by councils, architects, builders, and certifiers throughout Sydney and surrounding regions.

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What Is a Flood Level Verification Survey?

A flood level verification survey is a certified land survey used to measure existing ground levels and compare them to the applicable flood planning levels set by local councils. These levels are generally expressed in terms of Reduced Levels (RLs) relative to the Australian Height Datum (AHD). The purpose of this survey is to confirm whether a site is compliant with flood-related development controls or if mitigation measures are required.

Unlike a full flood study, which models the movement and depth of water across a site, a flood level verification survey simply confirms the elevation of your land or proposed floor slab in comparison to council's mapped flood planning level. This verification is often mandatory to demonstrate that a dwelling or structure will be positioned above the designated flood risk level.

When Do You Need a Flood Level Verification Survey?

Flood level verification surveys are typically required at various stages of property development or assessment, including:

  • Prior to lodging a Development Application for new construction in flood-affected zones
  • As part of the approval process for a Complying Development Certificate
  • To confirm that the proposed or constructed floor level meets minimum height requirements
  • When applying for building works on low-lying or flood-exposed land
  • During site feasibility studies for future residential or commercial development
  • When required by mortgage lenders or insurers to assess flood risk

If your land has been identified by council as flood-affected or partially flood-prone, this survey is usually a prerequisite to obtain planning or construction approvals.

What Does the Survey Include?

MCS Surveyors conduct flood level verification surveys using high-precision equipment to ensure your data is accurate, clear, and suitable for submission. Our typical survey includes:

  • Measurement of existing ground levels referenced to the Australian Height Datum
  • Confirmation of the natural ground RL at relevant points across the site
  • Measurement of finished floor levels where slabs have already been poured
  • Comparison of measured levels with the minimum required flood planning level
  • Notation of the required RL for habitable and non-habitable floor areas
  • Detailed plans showing levels, site boundaries, and key building areas
  • A signed surveyor’s certificate for council or certifier submission

If required, we can also provide a cover letter or explanatory notes to assist with the planning assessment process.

How We Conduct the Survey

Our survey process is straightforward, efficient, and designed to meet the requirements of local councils and private certifiers:

Step One: Site Review and Flood Control Research

We review your site’s flood status using council flood planning maps, overlays, and development control plans. This ensures that we understand the applicable flood planning level for your land.

Step Two: On-Site Level Measurement

Using robotic total station and GNSS equipment, our team measures the natural ground level and any relevant floor levels on site. We reference these measurements to the closest known Permanent Survey Mark to ensure consistency with AHD.

Step Three: Plan Preparation and Certification

We process the data, prepare a detailed plan showing the measured RLs, and compare the results against council requirements. A formal certificate is then issued and delivered in both CAD and PDF formats for use by your certifier or design team.

Step Four: Optional Support and Clarification

We are available to liaise with your architect, builder, or certifier to explain findings, provide supplementary documentation, or respond to requests for further clarification during the assessment process.

Who Uses This Survey?

Flood level verification surveys are used by a wide range of property professionals and owners, including:

  • Homeowners planning to renovate, rebuild, or develop in flood-prone areas
  • Builders and construction companies preparing sites for slab installation
  • Town planners and planning consultants preparing DA submissions
  • Certifiers and surveyors checking for compliance under CDC or DA pathways
  • Real estate professionals managing sales or purchases of flood-affected land
  • Insurance and finance providers seeking elevation data for risk assessment

We work with clients across all stages of the development cycle, from initial feasibility through to project completion and handover.

Why Choose MCS Surveyors?

At MCS Surveyors, we are committed to delivering clear, compliant, and reliable flood level data that supports timely approvals and peace of mind. With extensive experience across flood-affected regions of Sydney, we understand the local planning context and deliver reports that meet council expectations.

  • Proven Expertise

    We have conducted hundreds of flood level surveys throughout New South Wales, including in high-risk flood corridors, urban infill areas, and new subdivisions.

  • Precision and Reliability

    We use advanced surveying equipment and proven field methods to deliver consistent, verifiable results with a high level of accuracy.

  • Fast Turnaround Times

    We understand that development applications are often time-sensitive. Our team prioritises efficiency and can deliver certified plans in as little as 24 to 48 hours in most cases.

  • Clear and Compliant Reporting

    Our flood level plans are easy to interpret and structured to meet the formatting requirements of both local councils and private certifiers.

  • Collaborative Service

    We work directly with your consultants, engineers, and authorities to ensure your flood survey integrates smoothly into your broader planning documentation.

Related Services

To support your full planning and compliance needs, we also offer:

These services can be combined to deliver a comprehensive solution for flood-prone development sites

Get in Touch

0422 398 044
info@mcsurveyors.com.au
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