Surveying fees

Surveying Fees - Surveying fees are the costs associated with official and private surveying services related to land parcels and buildings. They apply to land subdivisions, boundary surveys, building surveys, and the preparation of site plans. In Bavaria, official surveying is carried out by the Office for Digitalization, Broadband, and Surveying (ADBV) or by publicly appointed surveyors (ÖbVI). The fees are based on the Bavarian Surveying Fee Regulations and are therefore identical for all authorized agencies - comparing prices between different ÖbVI is therefore not worthwhile, but comparing appointment availability and experience certainly is.

Typical Surveying Services and Costs

The most common reasons for surveying in the real estate sector: Boundary Survey (Boundary Determination) - Verification and marking of existing property boundaries. Cost: approx. 800-2,500 euros depending on property size and number of boundary points. Property division - Division of a parcel into two or more parts. Cost: approx. 1,500-4,000 euros (including proof of continuation and cadastral registration). Building Survey - Mandatory survey of a new building after completion. Cost: approx. 500-1,500 euros. Site Plan for Building Permit Application - Official site plan with documentation of setback distances and building lines. Cost: approx. 1,000-2,500 euros.

In addition, there are costs for special services: A survey of existing conditions - i.e., a record of a building’s actual condition, including floor plans - is not the responsibility of the surveying office but can be commissioned from an architectural firm or an expert. The living space measurement in accordance with the WoFlV can be prepared by a surveying engineer or an architect and typically costs 300-800 euros per residential unit - depending on size and complexity.

Less well-known is the change notification fee: If a new parcel is created in the cadastral register as a result of a property division, a separate fee for updating the cadastral register is incurred in addition to the actual surveying fee. In Bavaria, this fee ranges from 100 to 400 euros depending on the effort involved and is often overlooked when owners calculate the total costs of a division.

Who bears the costs?

Who bears the costs depends on the reason: Boundary survey - as a rule, the applicant bears the costs. In the event of disputes, the court may apportion the costs. Property division - the owner who initiates the division. In sales, the division costs are often negotiated between the buyer and seller. Building survey - the builder (legal obligation under the Bavarian Surveying and Cadastral Act). Site plan for building permit application - the builder. Fees are regulated by law in Bavaria and are non-negotiable - all public surveyors (ÖbVI) and the ADBV charge the same rates.

In practice, when selling real estate involving a property division, it is customary for the buyer and seller to contractually agree on how to split the surveying costs. Often, the buyer covers the costs for surveying the portion being purchased, while the seller bears the costs for the remaining property. We assist in such negotiations to find a fair division and to formalize it in the purchase agreement.

The Process of an Official Survey

Those who have not yet commissioned a survey often underestimate the time involved. First, a written request must be submitted to the ADBV or an ÖbVI. The office then determines internally which cadastral records are already available and schedules an on-site visit. All affected neighbors must be invited to the boundary survey in a timely manner-usually two to four weeks in advance. If a neighbor does not appear, the presumption of consent applies in Bavaria under certain conditions; however, if an objection is raised, the process is significantly prolonged.

After the on-site visit, the surveyor prepares the certificate of continuation and forwards it to the ADBV for cadastral registration. Only after this registration is complete is the subdivision legally finalized in the cadastre-which the notary needs to notarize the purchase agreement. Realistically, the entire process takes 8-14 weeks from the initial engagement to registration.

Practical Tip for Property Owners in Nuremberg

We recommend that owners in the Nuremberg metropolitan area planning to sell a property with a division budget for surveying costs early on and commission the licensed surveyor at least 6-8 weeks before the scheduled notary appointment. In Nuremberg, the processing time at the ADBV is currently approximately 4-8 weeks.

For a boundary survey before the purchase-e.g., if boundary lines are unclear-the investment is worthwhile: Unclear boundaries can drive down the purchase price and lead to costly disputes with neighbors after the purchase. In Nuremberg’s historically developed neighborhoods such as Gostenhof or the Südstadt, older boundary markers are often no longer clearly recognizable-a current boundary survey provides clarity before construction begins. Upon request, we can connect you with suitable surveying firms from our network in the metropolitan region.

Property owners in the region should also be aware that the digitization of cadastral records in Bavaria is well advanced: Cadastral maps, land register page numbers, and land valuation data can be accessed online via the Bavarian Surveying Portal. This facilitates initial orientation but does not replace an official survey when it comes to legally binding boundary determination.

Frequently Asked Questions

Is building surveying mandatory?

Yes, in Bavaria, the surveying of a new building is required by law (Art. 2 BayVermKatG). The building owner must commission the survey from the ADBV or a certified surveyor within 6 months of the completion of the shell construction. If this deadline is missed, the ADBV may carry out the survey ex officio at the building owner’s expense. The survey ensures that the building is correctly recorded in the real estate cadastre.

Can I deduct the surveying fees for tax purposes?

For rental properties, surveying fees are deductible as income-related expenses or construction costs-depending on the circumstances. Costs for a site plan accompanying a building permit application are considered production costs and are depreciated via the depreciation allowance (AfA). Costs for a boundary survey in connection with a property sale are considered disposal costs, which reduce taxable profit. For owner-occupied properties, surveying fees are not tax-deductible.

How much does a property subdivision cost in Nuremberg?

The costs for a property subdivision in Nuremberg typically range from 1,500-4,000 euros-depending on the property size, the number of new parcels, and the effort required for the survey. In addition, there are notary and land registry fees for registering the new parcels (approx. 500-1,000 euros). In areas without a zoning plan, a subdivision permit from the municipality may also be required (Section 19 of the German Building Code (BauGB)).

What is the difference between an ÖbVI and an ADBV?

Both are authorized to conduct official surveys in Bavaria and charge identical fees. The Publicly Appointed Surveyor (ÖbVI) is a self-employed engineer who has been granted state authorization-they often work more flexibly and can schedule appointments more quickly. The ADBV is the state authority that maintains the real estate cadastre and legally registers all updates. In practice, many owners first commission an ÖbVI, who then initiates the registration process with the ADBV.

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