Understanding Building Permits in Victoria
A building permit is an official approval issued by either a local council or a private building surveyor. It confirms that your proposed residential building work complies with the relevant building codes and safety standards. It’s different from a Planning Permit, which deals with zoning and land use rather than construction itself.
Do You Need a Building Permit?
In most cases, yes. Whether you’re extending, renovating, or building from scratch, a building permit is required unless your project falls under a specific exemption. These exemptions generally apply only to minor works, such as replacing a small garden shed or repairing a fence, and even then, it’s best to double-check with your local council or a registered surveyor.
Examples of residential projects that typically require a building permit include second-storey additions, major renovations or internal reconfigurations, new dwellings or granny flats, structural changes such as removing load-bearing walls, and the construction of carports, garages and decks.
You cannot start construction until a building permit has been issued. Doing so is illegal and can result in penalties, delays, or forced demolition.
What Does a Building Surveyor Do?
Building surveyors play a key role in ensuring residential projects meet safety and regulatory standards. They review plans, issue the building permit, and carry out mandatory inspections during construction, typically at foundation, framing, and final stages. These inspections are essential to ensure compliance and, ultimately, to receive a certificate of occupancy or final approval.
Surveyors also check that your project aligns with the National Construction Code (NCC), including requirements for energy efficiency, structural integrity, and safety. These assessments help ensure your home is legally compliant.
Appointing a Building Surveyor
You can appoint either a council or private building surveyor. Council surveyors tend to be more thorough but can take longer to process applications. Private surveyors are often faster but must be appointed directly by the owner or their agent (such as an architect).
Importantly, under Victorian law, a builder cannot appoint the building surveyor when the work is being done under a domestic building contract. This helps maintain the surveyor’s independence and avoids conflicts of interest. If a builder offers to “take care of the permit for you,” it’s worth asking a few more questions.
Are There Exemptions?
Yes, but they’re limited. The Building and Plumbing Commission (BPC) outlines these in its Practice Note on building permit exemptions. While some small-scale residential works may be exempt, it’s crucial to ensure the exemption criteria are met. If there’s any doubt, speak with a council building surveyor for clarification.
Even if your project doesn’t need a building permit, it still must meet all applicable building regulations.
How Long Does It Take and What Does It Cost?
The time frame for obtaining a building permit varies depending on the complexity of your project and the workload of the surveyor. Straightforward permits may take a couple of weeks, while more complex applications can take longer, especially if further documentation is required.
Permit costs depend on the scale and scope of the work. For minor residential projects, fees might start from $2,000 to $3,500 in surveyor charges, with costs increasing for larger or more involved projects. These fees are separate from architectural or consultant costs.
Support Through the Permit Process
Navigating residential building permits can feel daunting, especially if you’re unfamiliar with the steps involved. As part of my services at MOA.studio, I manage the building permit process for you. That includes preparing the necessary drawings, coordinating consultants, and submitting the application so you’re not left guessing.
If you’re planning a residential renovation, extension or new build, and want a clear, well-managed approach to the permit process, feel free to get in touch. I’d be happy to help.
Want to know more about MOA.studio?
MOA.studio is run by me, Matthew Oczkowski, a registered architect in Victoria (ARBV 17816). I have spent over fifteen years working in residential architecture, designing new homes, renovations and extensions that are carefully planned and grounded in practical construction.
My work is shaped by a belief that housing should be durable, comfortable and thoughtfully resolved. Too often homes are delivered quickly, with limited attention to long term performance or how people actually live day to day.
I focus on clear planning, practical detailing and environmental responsibility from the outset. These principles are not add-ons. They guide every stage of the design process.
Learn more about my background and the values shaping my work.
View renovations, extensions and new homes completed for clients.
Understand the process from concept through to construction.
How I design homes that perform better and use less energy.
Planning a Project?
If you are planning a new home, renovation or extension and want a clear, considered approach to design, I would be happy to discuss your project.
An initial conversation is complimentary and helps us determine if we are a good fit for one another.
I look forward to hearing about what you’re considering.