Who to engage.

Five professionals do the work on a typical Brisbane subdivision. You don't need them all at once — sequencing matters as much as cost.

Town planner

Role. First port of call. Reads the site against City Plan 2014, identifies overlays and constraints, recommends configuration, drafts the planning report that anchors the DA.

When. Engage at month zero, before you spend money elsewhere. The planner's desktop assessment is the cheapest way to discover a fatal problem.

Cost. $500–$800 for a desktop opinion. $3,000–$8,000 for the full DA planning report on a 2-lot. More for impact-assessable.

What to ask. Is the site subdividable at all? What configurations work? Which overlays apply and what reports will they trigger? What's the realistic timeline and cost for this site?

Licensed surveyor

Role. Establishes existing boundaries (identification survey), prepares the proposed lot plan for DA, pegs the new lots on site after approval, draws the plan of subdivision for plan sealing.

When. Month zero or one (identification survey). Month 13–14 (plan of subdivision and pegging).

Cost. $2,500–$3,500 for identification and pegging on a typical urban site. $5,000–$8,000 for the full subdivision survey package including plan of subdivision and the plan sealing service.

What to ask. Will my existing boundaries support the proposed layout? Are there encroachments? Do you handle plan sealing in-house?

Civil engineer

Role. Designs services, stormwater, driveway, and retaining. Produces the Operational Works package. Supervises construction and signs the as-constructed plans.

When. Engage at the DA stage to provide engineering input on the lot plan. Full OW design after DA approval.

Cost. $2,000–$5,000 for concept and DA-stage input. $5,000–$15,000 for OW design depending on services depth, retaining, and stormwater detention. Construction supervision is separate.

What to ask. Where are the nearest sewer and stormwater connection points? Is the existing main deep enough? What retaining will be needed?

Geotechnical / soil engineer

Role. Soil classification (P-class, M-class, A-class), founding recommendations for retaining and future houses, contamination assessment where the prior land use suggests it. Sometimes done under the civil engineer's scope.

When. Triggered by DA conditions or by sloping/filled sites where founding isn't trivial. Not always required for flat, unencumbered LDR sites.

Cost. $1,500–$3,500 for a standard residential soil report.

What to ask. Is the site stable? Will retaining founding cause issues? Any contamination indicators in the historical land use?

Solicitor / conveyancer

Role. Easement preparation (access strip, services), advice on covenants and Community Management Statements for common-property layouts, conveyancing on sale of the new lot.

When. Plan sealing stage (easements lodge with the plan). Settlement stage when selling.

Cost. $1,000–$3,000 for easement and plan sealing work. Standard conveyancing on the sale is separate.

What to ask. What easements are needed and in whose favour? Will the existing title need amendment?

Optional but often useful

• Arborist — required if a significant tree is involved ($800–$1,500 for a report).
• Heritage architect — if the site touches a character or heritage overlay ($2,500–$6,000).
• Project manager — if you don't want to coordinate the above yourself ($8,000–$20,000 over the project life).