Not every home improvement project in Victoria requires a building permit, but many do. Understanding when you need one and when you can skip it will save you time, money, and the headache of potential fines. This is a straightforward guide based on the Building Act 1993 and the Building Regulations 2018, which govern all building work in the state.
When is a building permit required?
Under Victorian law, a building permit is generally required for any construction, demolition, or alteration work that changes the structure of a building. This includes new decks raised more than 800mm above ground level, pergolas with roofing, carports, retaining walls above one metre in height, and most renovation work that involves structural changes such as removing or altering load-bearing walls.
The Building Regulations 2018 are clear: all building work requires a building permit unless a specific exemption applies. If you are unsure whether your project falls into the exempt category, checking with your local council or a registered building surveyor is always the safest approach.
Common projects that don't need a permit
The Regulations do provide exemptions for certain minor works. These typically include replacing like-for-like materials (for example, re-sheeting a fence at the same height with the same material), installing a garden shed with a floor area under 10 square metres that is not attached to another building, basic landscaping, and some minor demolition work.
Pergolas that are open on all sides and associated with a house may also be exempt in certain circumstances, though the specifics depend on dimensions and setback distances. Repair work carried out purely for maintenance purposes is generally exempt as well, provided it does not change the structural integrity of the building.
Planning permits vs building permits
A common point of confusion is the difference between a planning permit and a building permit. They are separate approvals issued by different authorities. A planning permit deals with what you can build and where, covering things like heritage overlays, setback requirements, and neighbourhood character. A building permit deals with how you build it, ensuring the work meets the National Construction Code and relevant Australian Standards.
Some projects require both permits. For example, a new carport in a heritage overlay area might need a planning permit from your local council and a building permit from a registered building surveyor. Other projects might only need one or the other.
Not sure if your project needs a permit? We can help you work that out during a free site visit.
Schedule a CallPermit timelines and lapsing
Once a building permit is issued for a house or outbuilding, work must commence within 12 months and be completed within three years. For swimming pools and their associated barriers, the completion deadline is 12 months from the date the permit is issued. If these timelines are not met, the permit lapses and you will need to apply again.
This is worth factoring into your project planning, especially if you are staging work over a longer period.
How we handle permits for you
When your project requires a building permit, we coordinate with a registered building surveyor as part of our service. We help prepare the documentation, liaise with the surveyor on your behalf, and make sure your build complies with the Building Code of Australia and any local planning overlays that apply to your property.
Lucas has been coordinating projects through the permit process for over 15 years. We know what surveyors look for, we understand the timelines, and we keep you informed at every step so there are no surprises. If you are unsure about the permit requirements for your project, get in touch and we can help point you in the right direction.