Land survey fees. Costs, steps, docs. Must-know before land deals.

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Land survey fees for land subdivision are expenses paid to the Department of Lands for the surveying and division of land title deeds, according to the landowner’s needs. Currently, many people who hold large land plots, whether inherited or purchased a long time ago and left unused, may consider subdividing their land into smaller plots. This can be to avoid land and building taxes, or to raise funds by selling off portions instead of the whole. Additionally, dividing the land can make it easier to sell. Let’s see what the process of land subdivision is, including related costs such as land survey fees. This article has the answers. Let’s read it together.

Table of Contents

1. Land Subdivision: Things to Know Before Deciding

2. Methods for dividing inherited land that you need to know

3. How is land subdivided for investment purposes

4. Land subdivision costs: Things landowners need to consider

5. Land survey cost estimation

6. Which agencies should landowners contact when subdividing land

• Contact Procedure

1. Define the Objective: First, be clear about the purpose of the land subdivision. Specify how many square wah / how many rai per person, which is clearer than dividing by percentages. For example, is it for sale, distribution to family members, or for continued business operations?
2. Planning the Subdivision Size: The planning must consider suitability and profit potential. For instance, consider aspects like road frontage or sides facing auspicious directions according to Mu (Mutelu) beliefs, as Thais often take into account the direction of wind and sunlight entering the area, especially those purchasing land to build a house.
3. Prepare Documents: Once the land subdivision plan is complete, the next step is to prepare all necessary documents for contacting government agencies, including preparing a budget for various expenses.
4. Contact Relevant Authorities: When the documents are ready, the next step is to go to the land office or relevant authorities to proceed legally. Although the process is not very complicated, you may need to wait for the process to be completed.

Just by knowing the various steps, you can easily subdivide the land into smaller plots as desired. And this is just the first step, because there are more details and issues to consider when subdividing land for sale.

The division of inherited land is more complex than regular land division because it involves estate management, thus taking longer than usual. The first step is to file a petition with the court to appoint an estate administrator.

In cases where the deceased did not appoint an estate administrator in their will, or if it was not predetermined, the court will consider appointing an administrator based on the order of relationship, such as a registered spouse, children, and other descendants.

The appointed estate administrator has the power to immediately proceed with the land division according to the wishes [of the deceased or the heirs, as appropriate]. They can submit a request to the land surveying office for a new survey. Officials will visit the site to calculate the land size and create a new map based on the survey results. The revised land map data will then be sent to the registration authority for recording and updating the new land title deed.

Before the division, the landowners will be summoned to confirm the division and the accuracy of the map. After that, the new land title deeds will be issued, and the original land title deed will be updated.

This division of land will remain under the ownership of the original owner [contextually meaning the estate, represented by the administrator], but the title holder can be changed. Transferring ownership can be done in the future, once the new land title deeds are completed. The landowners will have to contact and submit a new application, as this is a separate process from the land division.

Subdividing land for sale is similar to subdividing inherited land, but the procedures and conditions may be more complex, depending on the purpose of the subdivision. This can result in different fees and requirements.

If you are a landowner and want to subdivide your land, you can follow the necessary steps. It starts by going to the Land Office to submit an application for a land survey. Officials will come to survey the land, calculate the area, and create a new map. Then, the new information will be forwarded to the registration department to record the data according to the survey results.

The landowner will need to inquire about the information, verify the documents, and pay all applicable fees. After that, the registrar will amend the original land title deed and issue new title deeds for the subdivided plots, complete with official seals. Once the registration is complete, the landowner can immediately sell the land according to the size and number of plots specified in the new title deeds. The sale of the land requires a transfer of ownership and payment of related taxes according to regulations.

Land Subdivision: Land Surveying Fees, Title Deed Division, and Various Expenses to be Paid, Consisting of:

Fees for Issuing a Certificate of Utilization:

• Up to 20 Rai: 30 Baht / per plot
• Over 20 Rai: 2 Baht / per Rai

Fees for Verification, Investigation, or Area Inspection Related to the Certificate of Utilization:

• Per Plot: 30 Baht / per plot
• Per Day: 30 Baht
• Fee for Copying or Simulating a Land Map: 30 Baht / per plot
• Fee for Area Calculation or Inquiry: 30 Baht / per plot
• Fee for Distance Measurement: 10 Baht / per plot

Fees for Issuing a Land Title Deed:

• Up to 20 Rai: 50 Baht / per plot
• Over 20 Rai: 2 Baht per Rai / per plot

Land Surveying Fees Related to the Title Deed:

• Per Plot: 40 Baht / per plot
• Per Day: 40 Baht
• Fee for Copying or Simulating a Land Map: 30 Baht / per plot
• Fee for Area Calculation or Inquiry: 30 Baht / per plot
• Fee for Distance Measurement: 10 Baht / per plot

Miscellaneous Fees:

• Application Fee: 5 Baht / per plot
• Power of Attorney Fee: 20 Baht / per case
• Notification Fee (to the notifier): 10 Baht / per plot
• Witness Fee: 10 Baht / per person
• Boundary Marker Fee: 15 Baht / per marker

Surveying Work Costs:

• Transportation, According to the Ministry’s Announcement, For Travels to Survey the Land.
• Per Diem for Officials and Staff (Lump Sum) as per the Ministry’s Announcement.
• Allowance for Local Administrative Officials or Representatives Involved in the Survey: 50 Baht / per day / per person
• Other Expenses, such as Equipment Rental, Labor Costs, to be charged as a Lump Sum of 100 Baht/Per Case.

Note: Fees and expenses are subject to change according to announcements from relevant agencies.

Therefore, those who wish to subdivide land should prepare sufficient funds, taking into account various factors that affect costs, such as area size and the complexity of the process, to ensure the land subdivision process is completed smoothly.

Ministerial Regulations No. 47 and 48, issued under the Land Code Act of 1954, stipulate fees related to land surveying, including other associated expenses, detailing the specifics and rates as follows:

1. Land Surveying Fees: For land title deeds, the fee is 40 Baht per plot per day. For land surveys related to a Certificate of Utilization, the fee is 30 Baht per plot per day.

2. Land Boundary Marker Fee: This is set at 15 Baht per marker (charged based on the actual number of markers used during the survey).

3. Lump Sum Surveying Expenses:

• Registered Mail Fee: The fee for sending documents or parcels via registered mail with return receipt is 100 Baht. This covers both delivery and verification of receipt for security and tracking purposes.
• Allowance for Local Officials: The allowance for officials overseeing the local area is 50 Baht per day. This is compensation for their work and duties performed in the designated area.
• Transportation Expenses: Transportation expenses for surveying officials and workers are capped at 800 Baht per day. This covers travel and transportation necessary for completing assigned tasks, aimed at facilitating work and reducing expense burdens.
• Laborer Wages: The wage for surveying laborers is 200 Baht per person per day, or 250 Baht per person per day, depending on the province as determined by the Ministry of Finance. The wage rate used depends on the area and conditions set by the Ministry of Finance to align with working conditions in each zone.

4. Land Surveying Expenses According to Prescribed Criteria:

• For land not exceeding 5 rai, it will take 1 business day, and the cost will not exceed 1,950 baht.
• For land not exceeding 15 rai, it will take 2 business days, and the cost will not exceed 3,750 baht.
• For land not exceeding 30 rai, it will take 3 business days, and the cost will not exceed 5,550 baht.
• For land not exceeding 50 rai, it will take 4 business days, and the cost will not exceed 7,350 baht.
• For land not exceeding 100 rai, it will take 5 business days, and the cost will not exceed 9,150 baht.
• For land not exceeding 150 rai, it will take 6 business days, and the cost will not exceed 10,950 baht.
• For land exceeding 150 rai, it will take 7 business days, and the cost will not exceed 12,750 baht.

The stated costs cover all service fees for land surveying in each area size range and timeframe, as specified in the service terms.

When you want to subdivide land, there are only a few agencies you need to contact. The main agency involved is the District Land Office, which is located near your land. To contact them, you go to the registration department to file a request for land subdivision. After that, the Land Surveying Department will play a role in the process, which is a unit under the Land Office. Therefore, you only need to contact the Land Office, because the Surveying Department is usually located in the same building. This makes the process convenient and uncomplicated.

1. Prepare Necessary Documents

• Original land title deed
• Identification card or passport of the landowner
• Land division application form (Tor.Dor. 13)
• Map showing the land division lines (Tor.Dor. 14)
• Power of attorney (if there is an authorized representative)

2. Submit Documents at the Land Office

• Submit the prepared documents at the Land Office in the district where the land is located.
• Pay the prescribed fees.

3. Document Verification by Officials

• Officials will verify the documents and the map for accuracy.
• If the documents are complete and correct, officials will issue a receipt and schedule a date for the land division boundary inspection.

4. Land Division Boundary Inspection

• On the scheduled date, officials will go to the site to inspect the land division boundaries according to the map and conduct land surveying.
• If the boundaries are correct, officials will sign and certify the map.

5. Register the Land Division

• After the land surveying and boundary inspection, officials will proceed with registering the land division.
• The landowner will receive a new land title deed for the divided land parcels.

Notes

• Land division fees vary depending on the size and number of land parcels being divided.
• The land division process generally takes about 1-2 months.
• Landowners can contact the Land Office in the district where the land is located for more information.