Building Permit Advice

House Plan
In the Colac Otway Shire, building permits are generally issued by private building surveyors.

If you're planning to build, renovate, demolish, or carry out other construction work, you may need a building permit before work can begin. We encourage property owners and builders to contact a private building surveyor early in the process to discuss their project and determine the approvals required.

A private building surveyor is responsible for assessing your building permit application, reviewing plans and supporting documentation, carrying out any required inspections during construction, and issuing the relevant permits and certificates. They are also required to lodge building permit documentation with Council.

A building permit is a legal approval issued by a registered building surveyor. It confirms that the proposed building work complies with the applicable requirements for health, safety and structural adequacy under the Building Code of Australia, the Building Act 1993 and the Building Regulations 2018.

Use the information in this section to learn more about building permit requirements and the role of a private building surveyor.

A list of private building surveyors who operate in the Colac-Otway Shire but not limited to, is available here 

The relevant building surveyor must apply to the Building & Plumbing Commission (BPC) for a building permit number for the proposed building permit. 

To obtain a building permit number from the BPC: 

  1. The relevant building surveyor must provide the BPC with all required information relating to the proposed building permit, and
  2. The levy must be paid

The Building Process

How do I apply for a building permit?

Step 1 - Check if a building permit is needed

Some types of building works may not require a building permit.

To seek advice on whether a building permit is needed go to When is a building permit required? or contact your private building surveyor.

Step 2 - Find a building surveyor

Within the Colac-Otway Shire municipality, private building surveyors issue building permits and conduct the appropriate inspections.

If you need a new building permit, contact a private building surveyor who will explain the process and how much it costs.

This link to private building surveyors are local or have expressed that they are willing to work in the area, however any registered building surveyor can issue permits and carry out inspections.

Step 3 - Prepare documentation

Speak to your building surveyor to find out what documentation is required to lodge your application.

Step 4 - Lodge

Lodge your application with your chosen building surveyor and pay any required fees to your building surveyor.

Step 5 - Issue

Your private building surveyor will check for compliance with Building Act and regulations. If it complies, they will issue your building permit. A copy of the building permit is required to the sent to the owner, the applicant, and the nominated builder. Do not start work until you have a copy of the building permit in your possession.

 

Owner's duty to notify the Building & Plumbing Commission (BPC) of final cost of Works

From 1 July 2019, owners have a duty to notify the BPC of revised final costs of work. The duty to notify the BPC of the revised final cost of work applies to work carried out under a building permit issued on and from 1 July 2019:

  • if the revised final cost exceeds the RBS’ initial estimate under s205KA by at least $15,625; and
  • when the duty holder becomes aware of the revised final cost of work (notification must be made within 28 days).

Where the owner fails to notify the BPC of a variation to building work, or where false or misleading information relating to the cost of building work has been provided, penalty levy may apply.

Notification can be provided by completing the Notification of increased building costs for building permits form and attaching any supporting documents (for example, quotes, invoices or a copy of an amended building permit).

ALV FRM 002 Notification of increased building cost for non staged building permits (before 26 November 2025) | Building and Plumbing Commission

Notification of increased building costs for non-staged building permits issued on or after 1 July 2019 | Building and Plumbing Commission

What other permits are required to build?

In addition to a building permit, you may require further permits or approvals prior to commencement of your building works. These approvals (excluding the crossover permit) must be obtained and provided to your Building Surveyor before the Building Permit can be issued.

  • Planning Permit - For use and/or development of the building or land

  • Siting Variation - When a building design does not comply with the building regulation siting requirements you will need to apply for a Report & Consent (often known as dispensation)

  • Owner Builder Consent - If you are an owner builder and the value of works will be over $20,000 you will need a Certificate of Consent from the Building & Plumbing Commission - BPC (Value of works must include all materials and labour at a commercial value)

  • Demolition Consent - For demolition or removal of a building (including partial) 

  • Septic System - Approval to install and use a septic system

  • Crossover Permit - For installation or alteration to crossovers for a driveway

Related Information

Building Act 1993

Building Regulations 2018

Plans & Permits Checklist - Consumer Affairs Victoria

BPC Building Resources - Home Owners

BPC Building Regulatory Framework

BPC Website

BPC Resource Hub

 

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