Sharing is caring, here's my due lilligence checklist for buying subdivision sites, Adelaide

Discussion in 'Development' started by Erica, 15th Feb, 2017.

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  1. Erica

    Erica Well-Known Member

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    DUE DILLIGENCE CHECKSHEET FOR SUBDIVISIONS (INCLUDING SUBDIVIDE AND RETAIN SITES)
    1. Correct allotment overall size and dimensions as per the certificate of title.
    2. No easements on the certificate of title.
    3. Not in the “1 in 100year” flood zone (particularly City of West Torrens).
    4. All services are accessable (ie, no mains extensions required): water, sewer, gas, electricity, Telstra, NBN.
    5. No significant trees on the site.
    6. Location of council street trees- will they impact proposed new driveways, can they be accomodated? Are they significant, what is the size of the exclusion zone for building near them? Arborist advice is: in general, the diameter x 12 is the exclusion zone from the trunk.
    7. The minimum size of allotments can be achieved as per the council’s development plan and the zone the block is in.
    8. Does the property fall within 400m of a ‘neighbourhood centre zone’ for lower density allowance? (ie. City of West Torrens, this won’t apply in all council zones).
    9. The minimum frontage width can be achieved as per the council's Zone’s policy.
    10. Can the Residential Code and private certification be used, to reduce minimum private open space allowances and setbacks and reduce waiting times with councils?

    11. The minimum private open space can be achieved as per Residential Code (which is more lenient than council ie. 60m sq for 300-500m sq lots) if using this method, or Council’s 20-25% min POS requirement depending on which council it’s in (Charles Sturt 25% vs West Torrens, Marion etc 20%)
    12. Setback from rear boundary can be achieved (ie Res Code, 4m min for blocks between 300m2 -500m2 for a new single story design).
    13. Measure the frontage setbacks of the 2 adjacent houses; take note of how far back the new dwelling frontage must be, ie. the average of the 2 adjacent dwellings, can a decent house design fit on the block?
    14. Check Googlemaps satellite view, or Nearmaps, preferably going back 10 years, have any pools been there previously and been covered/ backfilled? Try asking the neighbours if they know.
    15. Get a building inspection, plumbing (pressure test taps) inspection, electrical inspection (roof cavity), termite inspection. Is the property worth renovating, is it structurally sound?
    16. Can you achieve a new carport to satisfy the development plan requirements for 1 under cover space.
    17. Check council’s development applications online, has any attempt to subdivide been previously rejected?
    18. Is any housing trust adjacent, or industrial etc that would reduce the onsell value.
    19. Dodgy agents, when you are ready to offer, send a copy of offer direct to owner as well.
    20. Once under contract- send surveyor around quickly to ensure no encroachments of boundaries that may cause a problem.


    Your welcome :)
     
  2. Hodgo

    Hodgo Well-Known Member

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    Fantastic info, thanks Erica. Yet another example of the value of this forum and how it's great members just want to help each other out.
     
  3. Erica

    Erica Well-Known Member

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    21. Check slopes, slopes towards rear of lots can substantially increase costs for stormwater via retention,sump, pump system to discharge to the street water table ~$7k each, not to mention additional retaining works
     
  4. Ollie

    Ollie Member

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    6-Port Adelaide Enfield required my driveway to be 1.5m from the the council tree (tree diameter 600mm).
    7-I would say that from what I have experienced with Port Adelaide Enfield and Charles Sturt that the council min. requirements are guidelines only. I had things approved which were a tiny bit under min. requirements it pays for a good surveyor.
    22-Also if you are aiming for a torrens title i.e hammer head which can't be met, guidelines are a bit more lenient for community titles but this will affect resale.
     
  5. lixas4

    lixas4 Well-Known Member

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    Some great stuff there Erica (& ollie). I will be updating my work-in-progess dev assessment list with some of these points.
     
  6. D.T.

    D.T. Specialist Property Manager Business Member

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    Good stuff Erica!
     
  7. TreeChange@50

    [email protected] Well-Known Member

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    Is that you Erica R? Good stuff. CI & CW.
     
  8. Bridget Heathcote

    Bridget Heathcote Member

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    Great info here as I am currently looking at buying a new property.
     
  9. sleekgeek

    sleekgeek Active Member

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    Thank you so much!
     
  10. Nadine777

    Nadine777 New Member

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    great and thankyou so much!
     
  11. R.C.

    R.C. Active Member

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    Location:
    Adelaide, NSW
    Hi Erica,
    Thank you for this very useful information.

    I note you mention City of West Torrens a few times and am interested if you have actually done any subdivisions there and what your experience dealing with council was like?

    As I`m inexperienced in this field but considering a knock down sooner or later & possible subdivision (770m2 in WeTo/2) am keen to hear of any hidden costs, additional demands, or other issues. If you have time, would also appreciate a basic itemised run down of the costs involved.