Reference Guide

Building
Permits

The building permit is a statutory approval confirming that proposed works comply with the National Construction Code. It is separate from the planning permit, issued by a building surveyor, and required before any structural work begins. Understanding how it works makes the process faster and the outcome more predictable.

The Building Surveyor
Private Building Surveyor
Appointed by the owner. A registered building practitioner who assesses the building permit application, issues the permit, and conducts mandatory inspections during construction. Private surveyors are typically faster than council and provide more direct communication. You choose your PBS — they do not need to be in your local council area.
Council Building Surveyor
The municipal building surveyor. Available as an alternative to a private PBS. Typically slower and less responsive than private surveyors. Some owners prefer council for complex or contentious projects. Fees are regulated.
Scope of Assessment
The building surveyor assesses the permit application against the NCC (structural, fire, waterproofing, energy, accessibility, services). They do not assess planning compliance — that is the council's role. They do not assess design quality. They confirm minimum legal compliance with the building code.
Fees
PBS fees are negotiable and vary by project size and complexity. Budget $3,000–$8,000 for residential projects. Fees are levied on the building permit levy (state government), which is calculated as a percentage of the cost of works — budget approximately 1.28% in Victoria.
NCC 2022
Key Requirements — Residential
Energy efficiency: 7-star NatHERS minimum plus Whole of Home energy budget. Up from 6 stars under NCC 2019.
Livable housing: New NCC 2022 requirement. Single-storey dwellings must meet Silver level Livable Housing Design Guidelines — wider doorways, step-free entry, accessible bathroom on entry level.
Condensation management: New provisions requiring consideration of condensation risk in wall and roof construction. Affects insulation placement and vapour barriers.
Structural: AS 1684 (timber) or AS 3600 (concrete). Wind classification, flood immunity, and bushfire attack level (BAL) rated construction where applicable.
Waterproofing: AS 3740 for wet areas. Shower recesses, bathrooms, and laundries. Critical — poor waterproofing is the most common source of building defect disputes.
How NCC Compliance Is Documented
Deemed-to-Satisfy (DtS): Following the prescriptive NCC provisions exactly. The most common path for residential construction. Every element is specified to meet a named NCC clause.
Performance Solution: Demonstrating compliance through alternative means — testing, modelling, or expert assessment — where the DtS provisions cannot be met or are unnecessarily restrictive. Requires a fire engineer or other specialist for complex applications.
Energy Report: NatHERS certificate prepared by accredited assessor. Submitted with building permit application. Must match the construction documents — changes to glazing or insulation after the report require a re-assessment.
Engineering Certificates: Structural engineer certifies footing design, slab design, and roof structure. Engineer of Record signs drawings and, where required, inspects works in progress.
Mandatory Inspections

The building permit specifies mandatory inspections that must be completed by the building surveyor before work can proceed past each stage. The builder must notify the PBS and receive approval to continue. Work that proceeds past a mandatory inspection without sign-off creates a compliance problem that can be expensive to resolve.

Footing Inspection
Conducted before concrete is poured. Surveyor checks that the excavation dimensions, depth, and reinforcement comply with the approved engineering drawings. Cannot pour until approved.
Frame Inspection
Conducted after framing is complete but before lining. Surveyor checks wall and roof framing against AS 1684 or the structural engineer's drawings. Plumbing rough-in and electrical rough-in are also visible at this stage.
Waterproofing Inspection
Conducted after waterproofing membranes are applied to wet areas but before tiles are laid. Critical — hidden waterproofing failure is one of the most common and most costly building defects. The membrane must be accessible for inspection.
Final Inspection
Conducted at completion. Surveyor confirms the building as constructed matches the approved permit documents. Triggers issue of the Occupancy Permit (for new buildings) or Certificate of Final Inspection (for alterations). Without this, the building cannot be legally occupied.
Occupancy Permit
What It Authorises
The Occupancy Permit (OP) is issued by the PBS following the final inspection for new buildings and major alterations that change the classification of the building
It authorises the building to be occupied — without it, the building cannot legally be used for its intended purpose
The OP confirms the building complies with the approved permit as built — not necessarily that it is defect-free
In Victoria, OPs are required for all Class 1a (new dwellings) and Class 2–9 buildings. Change of classification (e.g., converting a garage to a habitable room) also requires an OP
The OP is recorded on title via the Building Register. It is a permanent record and relevant to future sale, insurance, and refinancing
Certificate of Final Inspection vs Occupancy Permit
Certificate of Final Inspection (CFI) is issued for alterations and additions to existing buildings where the classification does not change. It confirms the works comply with the approved permit.
A CFI does not authorise the building to be occupied — the existing OP for the building covers that. It is a completion certificate for the specific works permitted.
A CFI is equally important as an OP for building compliance records. Lenders and conveyancers will ask for both the original OP (for the original building) and CFIs for any subsequent permitted works.
Without a CFI for completed works, unpermitted works are effectively illegal — a risk at sale, refinancing, and for insurance claims relating to those works.
Questions about
your building
permit?

We can advise on documentation requirements, help you select a building surveyor, and ensure your construction drawings satisfy permit conditions from the outset.