Land surveyor: boundaries, measurement and protected title

A title protected by the 2023 Act

The Act protecting the profession and the title was published in the Belgian Official Gazette (Moniteur belge) of 19 June 2023. It also creates the Order of Surveyors, which replaces the former Federal Councils. The Order’s website dates this text 27 March 2023 (the date of 9 February 2023 was given in error, with a corrigendum published in the Gazette of 18 September 2023). The former Act of 11 May 2003 on the title is among the texts replaced.

What article 6 says: only the natural person entered on the roll, in the relevant section, may use the title. A company may include the title in its name if it is entered on the list of legal entities with the mention “active”. A person who breaks this rule faces a fine of 500 to 5,000 euros (article 52).

In practice, a “surveyor” who is not registered is not entitled to present themselves as a géomètre-expert. For a notarial deed, this matters.

What the surveyor does

Article 3 of the Act defines the profession’s activity. It has two parts:

1. the boundary marking of land;
2. drawing up and signing plans used for the recognition of boundaries, a transfer, a party-wall agreement or other documents identifying a property that can be transcribed or entered in the mortgage register.

The Order writes that the surveyor has a monopoly on these activities.

Boundary marking

Boundary marking means fixing the limits of a plot on site. According to the Order’s FAQ, every owner has the right to have their land marked out. The surveyor is required to invite the neighbours to the operation, because it takes place in the presence of the parties. If you are invited, you can ask for a copy of the boundary plan and compare it with what is placed on the ground. If you have trouble reading the plan, you can have the work checked by another surveyor, at your own expense.

Measurement and the plan for the deed

The Order explains that measurement is compulsory in the case of a partition or an exchange and advisable in the case of a sale or a purchase. It must be carried out by a recognised surveyor. The surveyor draws up a plan that is attached to the notarial deed (acte authentique).

Before buying a plot, talk to your notary. See also the notary’s role and the guide on the sale agreement, because the area given in the listing is not always that of an official measurement.

Dividing a plot

When a plot is divided into lots, the surveyor steps in to measure and mark out. The Order states that after the permit is approved, the surveyor measures and marks out each lot. If there is no cadastral change following a subdivision, the Order still advises drawing up a plan and attaching it in full to the title deed.

The Order’s roll

The roll is the register of members. Under the Act (article 4), it is divided into four lists:

• natural persons;
• legal entities;
• honorary surveyors;
• trainees.

The Act states that the public parts of the roll are published on the Order’s website. The Order states that this roll contains the names and contact details of registered surveyors.

The Royal Decree of 4 June 2024 sets the rules for the roll. It came into force on 1 January 2025. For a legal entity, the public data include in particular the name, the registration number, the company number and the address of the registered office.

How to check a registration

Check one professional at a time, by hand, with their name. Here is how.

1. Open the Order’s search page: landmeter-expert.be/surveyor.
2. Search by name, or by postcode and commune.
3. Look in the three results tabs: “Independent”, “Civil servant & Employee” and “Legal entity”.
4. If the professional appears, compare their name and contact details with those on your quote.

If the person does not appear, ask them for their registration number. You can also write to the Order.

One precaution: the website’s terms of use prohibit downloading or reusing substantial parts of the content. The search is therefore designed for checking one person at a time, not for copying lists. This is why Payotte does not reproduce the Order’s lists and never presents itself as guaranteeing a registration: you are the one who checks, on the official register.

Fees

We found no fee scale, either in the Act or on the Order’s website. So do not count on the same rate from every professional.

One point is certain: if there is a dispute over fees, the Order’s Executive Chambers rule on it (article 40). At the joint request of the parties, they can also set the amount of the fees. An appeal against their decision is possible (article 42).

A common-sense tip, which is not a legal rule: ask for a written quote, and check what it includes (travel, boundary markers, plan, formalities). Compare two offers from registered professionals.

Complaints

If a piece of work causes you a problem, you can file a complaint with the Order. It is handled by the relevant Executive Chamber. According to the FAQ, these Chambers deal only with matters of professional ethics. Civil or criminal proceedings remain possible.

Which professional to consult

• A registered surveyor, for boundary marking, a survey plan or a division.
• A notary, to know which plan the deed of sale must contain.
• An estate agent, for finding the property and the price, not for measurement.