NSW is transitioning to a fully digital survey plan process, and while the reforms are primarily directed at surveyors, they carry significant downstream implications for lawyers, particularly in relation to documents that accompany plans such as section 88B instruments.
Here to guide practitioners through these changes is property specialist Greg Stilianou, Principal Lawyer at Greg Stilianou Legal, Special Counsel at NSW Land Registry Services and Adjunct Lecturer at the College of Law. Greg unpacks the key details of the Digital Survey Plans Program, what the upcoming mandates mean for legal practitioners, and what steps they should be taking now to prepare.
Understanding the digital shift
"What we're seeing is a fundamental change in how plans are prepared, lodged, and registered in NSW," Greg explains. "The Digital Survey Plans Program is being delivered by the Office of the Registrar General, Spatial Services, and NSW Land Registry Services, and it's moving the entire system from paper-based processes to a fully digital environment."
The first major milestone has already passed.
"Mandate 1 came into effect on 1 July 2025, requiring all plans to be lodged online via LRS Connect. That was a significant step, but it's really just the beginning. The next two mandates are where things start to have a more direct impact on lawyers," Greg says.
What's coming in 2026 and 2027
The reform is being rolled out in stages, with clear timelines now established following industry consultation.
"From 1 July 2026, Mandate 2 kicks in, and this is where legal practitioners need to pay close attention," Greg says. "Plan administration sheets and section 88B instruments will need to be created using the Online Form Builder in LRS Connect. These become what are known as Digital Forms, and they must be prepared and lodged with NSW LRS in that format."
Mandate 2 also introduces the first stage of digital plan files.
"Deposited plans, including compiled plans, will need to include a LandXML file alongside the PDF plan. For the first six months, only a limited set of information is required, things like new lots, roads, survey connection and control marks. That's a deliberate decision to help the industry transition gradually," Greg notes.
Then from 1 July 2027, Mandate 3 takes effect.
"Stage 2 of the LandXML requirements means the digital plan files must include the remaining required information, such as survey marks. By that point, the expectation is that the industry will be operating in a fully digital environment," Greg says.
Why this matters for lawyers
While surveyors are at the front line of these changes, Greg is clear that lawyers cannot afford to treat this as someone else's problem.
"The reason this matters for legal practitioners is the section 88B instrument," Greg explains. "This instrument can accompany a plan of survey (e.g. subdivision), and is the means by which easements, profit á prendres, restrictions on the use of land, and positive covenants over land can be created at the same time that the plan is registered. The document may also be used to release easements or profit á prendres. Although the instrument accompanies a surveyor’s plan, it is a legal document that can only be prepared by legal practitioners. Under Mandate 2, these instruments will need to be prepared using the Online Form Builder in LRS Connect rather than in the traditional way."
This represents a meaningful shift in how lawyers will need to approach their work.
"If you're a property lawyer who regularly prepares or reviews section 88B instruments, you need to familiarise yourself with the Online Form Builder well before July 2026. The substance of what you're drafting doesn't change, but the method of preparation and lodgment does. And if you're not across the new system, you risk delays for your clients," Greg says.
Preparing your practice
Greg has practical advice for legal practitioners looking to get ahead of the changes.
"The first thing I'd recommend is signing up as a user with NSW LRS Connect and visiting the Digital Plans webpage on the LRS website. It provides a full overview of the requirements under the upcoming mandates, preparation steps, and technical guidance. The Office of the Registrar General has also published a comprehensive timeline, which is worth reviewing," he says.
Engaging with the training and support on offer will also be important.
"LRS has committed to delivering a comprehensive engagement and training program throughout 2026 to guide the industry through the transition. There was an industry briefing in early February 2026 to outline how to prepare and address questions. If you missed that, I'd encourage you to look out for further sessions and updates," Greg advises.
He also notes that LRS Connect itself will be evolving.
"We're told that LRS Connect will receive enhancements ahead of the mandates to support improved workflows and usability. That's encouraging, because the easier the platform is to use, the smoother the transition will be for everyone, surveyors and lawyers alike."
Don't wait until the deadline
Greg's overarching message to practitioners is one of proactive preparation.
"The mandates have clear dates, and they're not far away. July 2026 will come around quickly, and if you're still figuring out how to use the Online Form Builder at that point, you're going to be on the back foot," he warns.
"My advice is to start engaging with the new system now. Explore LRS Connect, attend the training sessions, and talk to your surveyor contacts about how they're preparing. This is a collaborative process, and the more familiar you are with the digital environment, the better positioned you'll be to serve your clients."
For practitioners with questions or needing support, Greg points to two key contacts.
For enquiries about the mandates themselves, you can reach out to the Digital Survey Plans team at digitalsurveyplans@customerservice.nsw.gov.au. For operational support or assistance using LRS Connect, the team at connect@nswlrs.com.au can help.
"Ultimately, this is a positive reform. It's about modernising the system and improving the quality and efficiency of plan registration in NSW. But like any significant change, it requires preparation. The lawyers who engage early will be the ones best placed to navigate the transition smoothly," Greg says.