“Do I need a building permit?”
It’s a common question and if the answer is “Yes” it could trigger costs you may not have accounted for. We’ll run through a basic list of what you typically can or cannot do without a building permit in Victoria, Australia then outline what the implications might be for you and your project.
Building Permits vs. Town Planning Permits
In simple terms:
Building Permits: Assess projects against the Building Code of Australia to ensure safety and structural compliance.
Town Planning Permits: Assess projects against the Planning Scheme to ensure developments are appropriate and respectful to the local community.
Yes, you need a permit
Decks (yes, all decks, no matter how high or large)
Structural Alterations - anything involving altering an element that supports another element (load bearing wall, lintel, column, stumps, footings)
Construction of a carport
Restumping and similar works
Retaining walls over 1.0m
Re-roofing (some exclusions apply)
Sheds over 10sqm
Permanent pools over 300mm deep
No, you don’t need a permit
Non-structural remodelling of kitchen or bathroom
Demolition of a non-masonry carport under 40sqm (conditions apply)
Fence below 2.0m (some exclusions apply)
Retaining walls below 1.0m
Freestanding sheds under 10sqm
Non-structural replacement of windows
Wood heaters
Always check directly with your local authorities before undertaking any construction works.
If you’re unsure if you need a permit for your upcoming project a quick call to your local council’s planning department can save you a nasty shock later down the track.
Read the full Practice Note released by the Victorian Building Authority to fully understand the regulations.
“Why do I need a permit? It’s just a deck.”
Sometimes owners can get frustrated by the requirements of a building permit. Permits are a bureaucratic affair but they are there primarily to protect you and the public. That’s why the emphasis on the requirements list is on any structural works. If a deck collapses there may be some bruises and embarrassment, an elderly person could trip and hurt themselves very badly, or a child could be mortally injured. The authorities have assessed the risks and decided that it’s not worth any structural work being built not to code.
“Okay, I need a building permit, now what?”
Building permits are assessed and submitted by Building Surveyors. Councils typically have some in-house building surveyors but Victoria has a number of independent Building Surveyors too.
Here are a number of items a Building Surveyor may require before they can issue a building permit on a typical single-residential project:
Architectural Drawings
Architectural Specifications
Structural Engineers Drawings
Structural Engineers Computations
Energy Assessment
Geotechnical Engineering Soil Report
Town Planning Permit
Certificate of Title
This is by no means a comprehensive list of projects that you may wish to undertake nor a comprehensive list of Building Permit items (which we will cover in a later post) but does start to raise the questions of cost - none of the items in that list are free.
Planning a Renovation or New Build?
Get the Right Advice First.
Not sure if your dream home is possible? The Home Masterplan Report helps you:
✅ Clarify if your budget matches your vision
✅ Understand project costs before you start
✅ Avoid expensive mistakes
Now booking for March 2026.
“Prescription without diagnosis is malpractice”
Every Whisker Architecture project begins with a Home Masterplan Report. It is your strategic roadmap, giving you clarity on design possibilities, budget expectations, and the practical considerations that shape your home before you commit to design or construction. By investing upfront, you save time, money, and heartache later, with advice you can trust from day one.
Inclusions
On-site Briefing Session: We walk your site together, explore how you live, and understand the goals, challenges and long-term intentions for your home.
Site & Planning Review: A clear explanation of zoning, overlays, services and any constraints that may influence your options in plain English.
Inspiration Snapshot: A curated overview of style and materials so we begin with shared visual direction.
Three Tailored Design Pathways: The Dream, The Budget and the Goldilocks, three distinct ways to shape your home based on lifestyle fit, desired outcomes and budget ranges.
Cost Comparisons: Independent cost guidance for each pathway so you understand the implications of scope, materials and construction approach.
Complete Project Budget: A forecast of consultants, approvals and contingencies for a realistic view of total project investment.
For renovation projects, existing floor plans (including realestate.com.au marketing plans) are usually sufficient. If no plans are available, a site measure may be required and will be confirmed with you before proceeding.
What Happens Next
Your Home Masterplan Report completes the Clarity and Options stages of our process. From here, you can pause, refine or move into the Certainty stage with a clear understanding of what is right for your family.
Book your Home Masterplan Report today and start with clarity.
Need Help with Permits? Here’s Your Next Steps
Not sure if you need a permit? The best place to start is your local council or the Victorian Building Authority.
Check out the official regulations here:
A Quiet Word to the Wise:
When you decide to sell your property, a buyer (or their team) doing their due diligence may request a Building services: Approval 51 (1) Report from council. This includes:
“Building Regulations 51(1) a. details of any Building Permit or Certificate of Final Inspection issued in the preceding 10 years; and b. details of any current determination made under Regulation 64(1) or exemption granted under Regulation 231(2); and c. details of any current notice or order issued by the relevant building surveyor under the Act.”
So even if you don’t “get caught” (which likely results in a big fine and rectification costs) you may be devaluing your home when it comes to sell if you have non-permitted works which council may require torn down or a lengthy post-construction approval process. Whisker Architecture will only be involved in fully compliant projects.
If you are a purchaser who is concerned that works may have been done without a permit talk to an insurance adviser as Title Insurance may be worth looking into.
