Surveying Office

Surveying Office - The Surveying Office is the government agency responsible for the official surveying of land parcels, maintaining the real estate cadastre, and producing cadastral maps. In Bavaria, the responsible authority is officially known as the Office for Digitalization, Broadband, and Surveying (ADBV). Without the services of the Land Survey Office, property divisions, boundary demarcations, and many construction projects would not be possible.

Tasks and Services of the Land Survey Office

The core task of the Land Survey Office is the maintenance of the real estate cadastre, which, together with the land register, documents the legal and actual classification of each property. While the land register at the local court records ownership, the cadastre maps the exact location, size, and boundaries of the parcels.

Among the most important services are boundary surveying and boundary determination. During a boundary survey, the boundaries documented in the cadastre are marked on-site using boundary markers. This is particularly relevant for property purchases, building permit applications near property boundaries, and neighborhood disputes. The costs depend on the number of boundary points and typically range from 500 to 2,500 euros in Bavaria, depending on complexity.

Property subdivision (division) also requires the involvement of the surveying office. If, for example, a large garden plot is to be divided into two building lots, the office prepares a certificate of change, which is then entered into the land register. Without this official survey, no notary can certify the subdivision.

Other tasks include building surveying after the completion of a new construction: In Bavaria, the building owner is legally required to have the completed building surveyed within six months of the completion of the shell (Art. 2 BayVermKatG). The survey ensures that the building is correctly recorded in the real estate cadastre and that any encroachments on building lines or setback areas are identified in a timely manner.

Real Estate Cadastre and Digital Services

The real estate cadastre is now largely digitized. Through the Bavarian BayernAtlas portal, owners and prospective buyers can view parcel maps, aerial photographs, and topographic maps free of charge. However, for legally binding information and official extracts, a formal application to the responsible ADBV is still required.

An official site plan, which is required for building applications under the Bavarian Building Code, is prepared by a publicly appointed surveyor (ÖbVI), who uses data from the land surveying office and supplements it with on-site measurements. The cost of a qualified site plan ranges between 1,000 and 3,000 euros, depending on the size of the property and the amount of work involved.

ÖbVIs are privately practicing surveyors who have been publicly appointed by the Bavarian Surveying Administration. They provide official services equivalent to those of the state surveying office-for many tasks, property owners are free to choose whether to commission the state ADBV or an ÖbVI. In practice, ÖbVIs are often more flexible when it comes to scheduling appointments.

Practical Tip for Property Owners in Nuremberg

The Office for Digitalization, Broadband, and Surveying Nuremberg (Äussere Bayreuther Strasse 33) is responsible for properties in Nuremberg. Appointments for boundary surveys or information from the real estate cadastre can be requested there. The processing time for a boundary survey is currently around four to eight weeks, and may take longer during peak periods.

Anyone purchasing a property in neighborhoods such as Altenfurt, Kornburg, or Worzeldorf and planning to build there should commission the survey early so that the site plan is available in time for the building permit application. We also recommend a boundary survey for older existing properties in Gostenhof or Steinbühl before undertaking major additions or fence projects, as historical cadastral boundaries do not always correspond to the actual built-up area. We assist our clients in coordinating with the Surveying Office and, upon request, connect them with experienced publicly appointed surveyors from the metropolitan region.

Frequently Asked Questions

When do I need the land surveying office?

You must engage the land surveying office or a publicly appointed surveyor if you are dividing a property, submitting a building permit application (qualified site plan), resolve boundary disputes, or have the exact location of your property boundaries determined. An up-to-date boundary survey is also advisable when purchasing property to avoid surprises later on.

How much does a boundary survey cost in Nuremberg?

The costs are based on the Fee Schedule for Surveying Administration in Bavaria (VermGebO) and depend on the number of boundary points, the size of the property, and the on-site effort required. For a typical single-family home lot in Nuremberg with four to six boundary points, experience shows that the costs range from 800 to 1,500 euros.

Can I view the cadastral data for my property myself?

Yes. You can view cadastral maps and aerial photos online for free via the BayernAtlas (geoportal.bayern.de). However, for a legally binding cadastral extract or an extract from the real estate register, you must submit a formal application to the ADBV Nuremberg. The fee for a standard cadastral extract is approximately 15 to 30 euros.

What documents should I gather before a boundary survey?

The following are helpful: the land registry extract with current ownership details, older site plans or cadastral map extracts, purchase agreements describing boundary points, as well as photos of existing boundary stones or boundary markers on the property. If older surveying documents are already available-such as from a previous building permit application or a property division-these should also be kept on hand. The better the historical documentation, the smoother the boundary survey will go.

Cooperation Between the Surveying Office and the Land Registry

The Surveying Office and the Land Registry work closely together but are two separate agencies. The Land Registry Office at the Nuremberg Local Court maintains the legal ownership records; the Real Estate Cadastre at the ADBV Nuremberg documents the actual location and extent of the properties. Changes-such as those resulting from a property division-are noted in the cadastre by the Surveying Office and subsequently transferred to the land registry. Without the corresponding notification from the Surveying Office, the Land Registry cannot complete a subdivision. Buyers of real estate should therefore always check both registers and ensure that the cadastre and the land registry match.

Back to the Real Estate Glossary.