Planning to build, extend, or renovate a property in Victoria? Whether you’re an owner builder or hiring a registered builder, one thing is certain — you’ll need a building permit before any work begins.
A building permit is a legal document issued by a registered building surveyor that confirms your proposed work complies with the Building Act 1993, Building Regulations 2018, and the National Construction Code (NCC).
This step-by-step guide walks you through the process of obtaining a building permit in Victoria so you can approach your project with clarity and confidence.
Step 1: Determine If You Need a Building Permit
Not all construction projects require a building permit. However, most significant works—such as new buildings, renovations, and structural modifications—must have approval before work begins. You’ll likely need a permit if you are:
- Constructing a new home or building.
- Adding extensions or major renovations. Bathroom and kitchen renovations are generally excluded if there is no structural work such as relocating doors or windows, shower niches or other internal framing.
- Demolishing or altering structural components. Including the removal of an internal wall to create an open plan area.
- Building a veranda of any size – Veranda’s are class 1a and there are no applicable exemptions.
- Building a deck of any size – There are no exemptions for class 10b structures
- Installing fences (above 2.0m in height), retaining walls, or swimming pools, spas or safety barriers.
To confirm whether your project requires a permit, check with your local council or a private building surveyor. The ultimate decision lies with council as they enforce the building code in their local area.
Step 2: Hire a Building Surveyor
A registered building surveyor (like us!) is responsible for approving permits and ensuring compliance with the Building Act 1993 and the Building Regulations 2018. You can either:
- Use a private building surveyor (whom you hire directly).
- Apply through your local council’s building department, only some councils in Victoria still issue building permits.
Your building surveyor will review your application, plans, and documentation before issuing a permit.
Once appointed, the surveyor becomes responsible for issuing the building permit and inspecting work at various stages.
Important: You cannot change your building surveyor once appointed (Section 80 notification) without formal approval from the Victorian Building Authority (VBA).
Step 3: Prepare Your Documentation
To apply for a building permit, you’ll need to provide:
- Architectural Plans – Detailed designs of your project generally prepared by a registered building designer or registered architect.
- Engineering Drawings, Computations and Regulation 126 Certificate of Compliance (design) – If structural changes are involved from a consultant structural or civil engineer.
- Land Title & Ownership Documents including any Caveats or Covenants and Section 173 agreements – Proof of your right to build on the property, documents must be less than 90 days old at time of submission.
- Permits from Other Authorities – If needed (e.g., heritage overlays or environmental protections).
- Energy rating report (for new homes or major renovations)
- Site plan with existing and proposed works
- Planning permit, if required (see Step 4)
- Certificate of Consent (if you’re an owner builder and the work exceeds $16,000)
- Builder’s registration and insurance details, if using a registered builder
If you are acting as an owner builder, you will almost always need a current Owner Builder Certificate of Consent in Victoria before a building permit can be issued. This document confirms you understand your legal responsibilities and is a mandatory part of the application for projects above the threshold. Full details on eligibility and the application process are available in our dedicated Certificate of Consent guide.
Your surveyor may also request a soil report, bushfire attack level (BAL) assessment, or additional documentation based on your location and project type.
Step 4: Obtain a Planning Permit (If Required)
A planning permit is separate from a building permit and is issued by your local council. You may need a planning permit if your project involves:
- Heritage overlays
- Easement works
- Land zoning restrictions
- Building outside designated setbacks
- Tree removal or major landscaping changes
Check with your local council early to determine whether this is needed, as it can take several weeks to months to process.
Step 5: Submit Your Application
Once you have all required documents, submit your application to the appointed building surveyor. They will assess whether your plans comply with Victorian building codes and regulations.
This process will generally be a back and forth operation with one or multiple Request for Further Information (RFI) from your building surveyor to yourself or the appointed agent managing the project.
Step 6: Pay the Fees
Permit costs vary depending on the size and complexity of your project, but may include:
- Building permit application fee
- Lodgement fee
- Government levies (e.g. Building Permit Levy payable to the BPC for projects over $10,000)
- Inspection fees
Some building surveyors offer packaged pricing that covers inspections and certificates throughout the build, this would typically occur for domestic construction, and we also offer this as part of our fee proposal process.
We are obligated under Schedule 2 of the Building Act 1993 to collect all fees payable prior to permit issue. Typically, this means we take an initial part payment and then collect the remainder prior to permit issue.
Step 7: Permit Approval & Conditions
Once reviewed, your building surveyor will either:
- Approve the permit
- Request modifications or further documentation (RFI – Request for Further Information)
- Reject the application if it does not meet legal standards
Approved permits will outline conditions such as mandatory inspections at different construction stages.
Step 8: Display and Comply
You must:
- Display a sign on-site with permit and builder details (for domestic building work over $10,000) – Building Regulation 41
- Notify your building surveyor at key inspection stages
- Comply with the approved plans and all safety regulations
- Maintain records of inspections and approvals
For owner builders, keep in mind you are fully responsible for site safety and ensuring all trades comply with regulations.
Step 9: Begin Construction & Arrange Inspections
With your building permit in hand, construction can begin. However, certain milestones will require building inspection stages, including:
- Foundation and footings.
- Frame installation.
- Final completion of the project.
Other inspections as dictated by your building surveyor and as listed on your building permit under “Mandatory Inspections”. Reach out to us if you have any concerns or are unsure of the point at which to call for the inspection.
Your building surveyor will conduct inspections to ensure compliance before issuing an Occupancy Permit (for new builds) or a Certificate of Final Inspection (for renovations).
Step 10: Obtain the Certificate of Final Inspection or Occupancy Permit
Once the work is completed:
- Your building surveyor will conduct a final inspection
- If satisfied, they’ll issue a Certificate of Final Inspection (for extensions/renovations) or an Occupancy Permit (for new dwellings)
- We will collect a list of certificates from trades as required under the Building Act. Typically, this at least includes plumbing and electrical (both prescribed and non-prescribed) compliance certificates but can extend to waterproofing, insulation, truss & manufactured frame items, termite barrier and others.
This document confirms the work has been done in accordance with the approved plans and is safe for use or habitation.
Getting a building permit in Victoria might seem like a daunting task, but following the right process helps prevent costly delays, fines, or structural issues down the line. Whether you’re building a new home or adding a deck, make sure you engage the right professionals and stay compliant every step of the way.
Tip: For owner builders, it’s worth consulting a building consultant or project manager to help guide you through technical and legal requirements. See our practitioners page for some people we’ve worked with before.
