Worked Estimates and Checklists
Council approval, certifier and permit costs for a renovation in Australia
Which approvals an Australian renovation may need, the fees to budget for (planning, building certifier, levies, inspections, reports) and how to estimate them before you start.
Many internal renovations need no planning approval, but extensions, second storeys, granny flats, demolition, structural changes and work on heritage or strata properties usually do. Budget for up to five kinds of cost: planning approval fees, building approval and inspection fees from a council or private certifier or building surveyor, professional reports (engineering, soil, energy, bushfire, heritage), state levies on larger projects and service authority fees for sewer, water or power changes. Fees are set by state law, council fee schedules and private certifiers' quotes, so the reliable approach is to list each fee your project triggers and get a written figure for it.
This guide is part of worked estimates and checklists.
Does your project need approval?
| Project | Planning approval | Building approval |
|---|---|---|
| Painting, flooring, like-for-like kitchen or bathroom | Usually not | Usually not, unless structural or certain plumbing work |
| Removing a load-bearing wall | Usually not, unless heritage or strata | Often yes; ask a certifier or building surveyor |
| Deck, pergola, carport | Sometimes exempt if within size and setback limits | Depends on height and size |
| Ground-floor extension | Usually yes, or a complying/code pathway | Yes |
| Second storey | Yes | Yes |
| Granny flat | State-specific pathways, often streamlined | Yes |
| Demolition | Usually yes | Yes |
| Apartment renovation | Strata approval often required | Depends on work |
Each state publishes exempt and complying development rules:
- NSW: exempt development and complying development certificates under State planning policies, plus development applications through the NSW Planning Portal.
- Victoria: planning permits under each council's planning scheme; building permits from a registered building surveyor.
- Queensland: development approval only where the local planning scheme or a State rule triggers it; building approval from a private building certifier.
The fees to budget for
| Fee or cost | Who sets it | How to estimate it |
|---|---|---|
| Planning application fee | State regulations and council | Council fee schedule, often scaled to project value |
| Building approval or permit | Private certifier or building surveyor, or council | Ask two or three for written quotes |
| Mandatory inspections | Included in or added to the certifier's fee | Check how many inspections are included |
| Building permit levy (some states) | State | Usually a percentage of project value above a threshold |
| Long service levy (some states) | State scheme | Percentage of contract value above a threshold; check NSW and Queensland schemes |
| Engineering and soil test | Engineer | Quote |
| Energy rating or BASIX-type assessment | Assessor | Quote; NSW uses BASIX certificates |
| Bushfire, flood or heritage reports | Consultant | Quote, if your site is in an affected area |
| Water authority or sewer approval | Water utility | Fees for building over or near sewers, new connections |
| Strata approval costs | Owners corporation | By-laws, bond, owners corporation's own advice costs |
Worked example (illustrative)
A 30 m² ground-floor extension with an assumed contract value of $140,000 in a capital city. The figures below are placeholders to show the structure, not quoted fees.
| Item | Illustrative amount |
|---|---|
| Planning application fee | $1,200 |
| Certifier or building surveyor, including inspections | $3,500 |
| Engineering and soil test | $3,500 |
| Energy assessment | $600 |
| Levies on project value | $600 |
| Total fixed approval and professional costs | $9,400 |
Enter this total as the "fixed costs" field in the renovation cost estimator together with the design fee. If some items will be paid by the builder and included in the contract, do not count them twice.
Who pays: you or the builder?
Contracts differ. Some builders include the certifier, engineering and levies in the contract; others list them as "by owner". When you compare quotes, make sure each quote treats these the same way. If you pay them, they are part of your outside-contract budget and should not be in the builder's progress claims.
Time is a cost too
Approval times vary from weeks for a straightforward complying development to many months for a development application with objections, heritage controls or a requirement for more information. Delays push your build into a later price environment and can extend rent if you planned to move out. Lodge complete applications, answer requests quickly, and do not sign a contract with a fixed start date until approval is likely.
Mistakes to avoid
- Starting work that needs approval without it. Councils can order work to stop, require it to be removed or impose penalties, and insurers and buyers may ask questions later.
- Assuming a pergola or deck is exempt without checking height, size and setback limits.
- Forgetting the sewer: building near or over a sewer main often needs water authority approval.
- Missing the final certificate (occupation certificate, certificate of final inspection or equivalent), which affects resale.
FAQ
Can I use a private certifier instead of council?
In most states, yes, for building approval. Planning approval for a development application usually stays with council.
Who checks that the work matches the approval?
The certifier or building surveyor carries out mandatory inspections and issues the final certificate.
Are council fees GST-free?
Many government fees are GST-free, but private certifiers usually charge GST. Check each invoice.
Does a cosmetic renovation need any approval?
Usually not, but strata by-laws and heritage controls can still apply. Electrical and plumbing work always needs licensed trades.
Sources
- NSW Planning Portal — exempt and complying development, DAs and BASIX
- Planning Victoria — planning permits and schemes
- Building and Plumbing Commission (Victoria) — building permits and surveyors
- Queensland Building and Construction Commission — building certifiers and approvals in Queensland
- Australian Building Codes Board — National Construction Code
