Building Permits and Approvals: An Australian Homeowner's Guide

You are planning a deck. Or knocking out a wall. Or converting the garage into a bedroom. At some point, someone mentions you need a building permit. But do you? And if so, who issues it, how long does it take, and what happens if you skip it?

Building permits are one of the most common points of confusion for Australian homeowners. The rules differ between states, between councils, and even between project types within the same council area. With over 178,000 active licensed tradespeople on TradieVerify and 94,127 licensed builders across four states, understanding when approval is required protects both your investment and your legal standing.

This guide covers when you need a permit, how to apply, what work is exempt, and the real consequences of building without approval.

What Is a Building Permit?

A building permit is a formal approval confirming your proposed plans comply with the National Construction Code (NCC), relevant Australian Standards, and any local planning overlays such as bushfire, flood, or heritage controls.

Not the same as a planning permit. Planning permission relates to land use, zoning, and neighbourhood impact (setbacks, height limits, overshadowing). The building approval relates to structural adequacy, fire safety, energy efficiency, and accessibility. Many projects require both. Some require only one. A few require neither.

Who issues them? Your local council building surveyor or a private building surveyor (also called a private certifier in NSW). In most states, you can choose either pathway.

Your licensed builder typically manages the application as part of their service. If you are an owner builder, you handle it yourself.

When Is Approval Required?

The general rule across Australia: any structural work, any change to the building envelope, and any work affecting fire safety, waterproofing, or energy performance requires approval.

Projects that typically need a permit:

• New homes and granny flats
• Extensions and additions (including second storeys)
• Structural renovations (removing load-bearing walls, underpinning)
• Decks and verandahs above certain heights (typically 800mm)
• Swimming pools and pool fencing
• Retaining walls above 700mm to 1m
• Garage conversions to habitable rooms
• Demolition, re-roofing with a material change, attached carports and pergolas

Projects that generally do not need a permit:

• Like-for-like fixture replacement (same location, same type)
• Non-structural painting, wallpapering, and tiling
• Garden sheds under 10m² (most states)
• Boundary fences under 2m (not pool fences)
• Minor landscaping and ground-level paving
• Replacing windows with the same size in the same opening

The line between permitted and exempt work varies by state. Always check with your local council or a registered building surveyor before assuming your project is exempt.

Exempt Works by State

Each state publishes a list of work that does not require building permits. These exemptions are not uniform across Australia.

NSW’s Complying Development Certificate (CDC). NSW has a unique fast-track pathway. If your project meets specific pre-set standards (setbacks, height, floor area), a private certifier can issue a CDC in as little as 10 working days versus 40 to 90 days for a full DA. Around 70% of new home approvals in NSW now use the CDC pathway.

Council vs Private Certifier

In most states, you choose who assesses your application: the council building surveyor or a private certifier.

Why go private? Speed. A private surveyor can issue approval within one to two weeks. Council timelines routinely stretch to six weeks, particularly in high-growth areas.

Why go council? Cost, especially for smaller projects. Some councils offer free pre-lodgement meetings where a planning officer reviews your concept before you invest in detailed drawings.

Who appoints them? In NSW, the homeowner appoints the principal certifying authority (PCA). In VIC, the builder nominates but the homeowner must agree. In QLD, the contract terms determine who appoints the certifier.

How to Apply

The process is broadly similar across Australia, though documentation and terminology differ.

Step 1. Confirm you need approval. Contact your council planning department or check your state’s planning portal.

Step 2. Engage professionals. Most permit applications need architectural or drafting plans from a registered designer, plus structural engineering certification for any structural work. Your licensed builder can recommend qualified professionals.

Step 3. Prepare documentation. A typical application includes:

• Architectural drawings (floor plans, elevations, sections, site plan)
• Structural engineering computations
• Energy efficiency assessment (NatHERS rating for new homes)
• Bushfire Attack Level (BAL) assessment if applicable
• Soil report for new builds
• Owner’s statement and builder’s details (including licence number)

Step 4. Lodge and pay. Submit to your chosen surveyor (council or private). Most states accept online lodgement.

Step 5. Assessment. The surveyor reviews plans against the NCC and local overlays. They may request amendments. Once satisfied, they issue the permit.

Step 6. Display the permit. Most states require a copy displayed at the site. QLD requires a QBCC Form 7 sign at the street frontage.

Permit Costs

This is one of the first questions homeowners ask, yet no competitor guide covers it. Costs vary by state, project type, and approval pathway.

State levies. Most states charge a compulsory levy that funds the building regulator. In VIC, 0.064% on projects over $10,000. In QLD, 0.1% on projects over $3,000. In NSW, 0.35% on projects over $25,000. These are paid when the permit is issued.

Processing Timeframes

Common delay causes: incomplete documentation, requests for additional information, neighbour notification periods, agency referrals (heritage, environment, fire), and council backlog in high-growth areas like western Sydney and south-east Melbourne.

Your licensed builder should factor approval timeframes into the project schedule. A builder who pressures you to start before approval is issued is raising a red flag.

Penalties for Unpermitted Work

Building without required approval is illegal in every Australian state. The consequences affect both the tradesperson and the homeowner.

Insurance void. Your home insurer can deny claims for damage caused by unpermitted work. An unpermitted deck that collapses, or unpermitted wiring that causes a fire, may not be covered.

Resale problems. The buyer’s conveyancer checks council records for permits matching visible alterations. Unpermitted work must be disclosed, reduces your sale price, and can kill a deal.

Retrospective approval. Some states let you apply after the fact, but the surveyor must inspect completed work, which often reveals non-compliance that is expensive to fix. Approval is not guaranteed, and refusal means demolition.

Mortgage risk. Banks may refuse to lend against properties with known unpermitted structures.

Inspections During Construction

Every permit comes with mandatory inspection stages. Work cannot proceed past an inspection point until it is signed off.

1. Footing/slab. Before concrete is poured. Checks excavation, reinforcement, and drainage.
2. Frame. After structural frame, before cladding. Checks connections, tie-downs, bracing, and lintels.
3. Lock-up. Roof on, cladding and windows installed. Checks weatherproofing, sarking, and flashing.
4. Fixing/fit-off. After linings, waterproofing, and trade rough-ins. Your plumber and electrician provide compliance certificates at this stage.
5. Final. Everything complete. The surveyor issues an occupancy permit confirming NCC compliance.

Keep your inspection records. They prove code compliance at resale and support insurance claims.

State-by-State Comparison

QLD: QBCC administers licensing and home warranty, but permits are issued by council or private certifiers. Any work over $3,300 requires a QBCC-licensed builder. Verify on TradieVerify.

VIC: Two-permit system (planning + building). From July 2025, VBA transitions to the Building and Plumbing Commission (BPC). VIC requires permits for some works other states exempt, such as decks above 800mm.

NSW: Three approval pathways: exempt development, CDC (private certifier), and full DA (council). The CDC is faster but has strict eligibility criteria.

WA: The $20,000 licensing threshold is Australia’s highest, but approval may still be needed for structural work, pools, or demolition below that value.

ACT: Access Canberra acts as both planning authority and building regulator. The ACT has the strictest energy efficiency requirements (6-star NatHERS, moving to 7-star). 4,751 active builders on TradieVerify.

Your Builder and the Permit Process

Your licensed builder manages permit compliance, inspections, and the final occupancy certificate.

Before signing a contract, confirm:

• The builder holds the correct licence class. Check on TradieVerify or with your state regulator.
• The contract specifies who obtains the permit.
• The quote includes permit fees, levies, and professional fees (plans, engineering, energy assessment).
• The builder has home warranty insurance above your state’s threshold.

Red flags:

• A builder who says approval is not needed for structural work.
• A builder who wants to start before the permit is issued.
• A builder who suggests you apply in your name to avoid licensing obligations.
• A builder who cannot provide a licence number. Verify instantly at TradieVerify.

Frequently Asked Questions

Do I need a building permit to renovate my bathroom?

It depends on the scope. Replacing tiles, vanity, or fixtures in the same positions (like-for-like) generally does not need a permit. Moving plumbing, removing walls, or changing the layout does, because it involves structural or waterproofing work. Your licensed plumber and tiler can advise whether your project triggers the requirement.

How long does it take to get approval?

Private surveyors typically issue permits within 5 to 15 business days for straightforward residential work. Council takes 20 to 60 business days. If your project also needs a planning permit, add 40 to 90 days. Incomplete documentation is the most common delay cause.

Can I get retrospective approval for work already done?

Most states allow retrospective applications, but approval is not guaranteed. The surveyor inspects completed work, which often reveals non-compliance requiring expensive rectification. Councils can refuse retrospective approval, leaving you with a demolition order.

What is the difference between a planning permit and a building permit?

Planning permits relate to land use: setbacks, height, overshadowing, heritage, and zoning. Building permits relate to construction standards: structural integrity, fire safety, energy performance, and NCC compliance. Some projects need both. Some need only one.

Who pays for the permit?

The homeowner ultimately pays. In a standard contract, the builder includes fees in the contract price or as a provisional sum. For owner builder projects, you pay directly. Confirm how costs are handled before signing.

What if my neighbour builds without a permit?

Report it to your council’s building compliance team. The council can issue a stop work order and require retrospective approval or removal of unauthorised work. If the unpermitted work affects your property, you may have rights under your state’s planning legislation.

Key Takeaways

• Building permits are required for structural, fire safety, and waterproofing work in every Australian state.
• Exempt work lists vary by state. Check before assuming your project is exempt.
• Private certifiers are faster (5 to 15 days) but cost more than council ($1,000 to $5,000+ vs $500 to $2,500).
• Total permit costs: $3,000 to $8,000 for renovations, $8,000 to $20,000 for new homes.
• Unpermitted work voids insurance, complicates resale, and can result in demolition orders.
• Your builder should manage the permit process. If they suggest skipping it, find another builder.
• Verify your builder’s licence on TradieVerify before any project requiring approval.

Related Guides

• How to Hire a Licensed Builder — Our builder hiring guide
• Australian Builder Licensing Explained — Our builder licensing guide
• How Much Does a New Build Cost Per Square Metre? Full 2025–2026 Price Guide — Our new build costs

Sources

1. Queensland Building and Construction Commission (QBCC) - Building Approval
2. Victorian Building Authority (VBA) - Building Permits
3. NSW Fair Trading - Home Building Approvals
4. DEMIRS WA - Building Permits
5. Consumer and Business Services SA - Building Approvals
6. Access Canberra - Building Approval
7. National Construction Code (NCC) - Australian Building Codes Board
8. Australian Bureau of Statistics - Building Approvals