How to apply for a building permit in Victoria
In Victoria, you apply for a building permit from a registered building surveyor (RBS) — either a municipal building surveyor (council) or a private building surveyor. The permit confirms the proposed work complies with the Building Act 1993 (Vic), the Building Regulations 2018 (Vic), and the Building Code of Australia (BCA).
The framework
Building Act 1993 (Vic), Building Regulations 2018 (Vic), and the Building Code of Australia (National Construction Code). The Victorian Building Authority (VBA) regulates the industry.
The process
Check if a building permit is required
Most building works in Victoria require a building permit (s 16 of the Building Act 1993). Some minor works are exempt under Schedule 3 of the Building Regulations 2018 (e.g. small sheds, fences under 2m).
Obtain any required planning permit first
If the work also triggers a planning permit requirement (e.g. new dwelling, change of use), obtain the planning permit before applying for the building permit.
Appoint a registered building surveyor
Choose a municipal (council) or private registered building surveyor (RBS) to assess and issue the building permit. Check the VBA register for registered practitioners.
Commission detailed building plans
Engage a building designer or architect to prepare detailed plans and specifications. Plans must demonstrate compliance with the BCA, including structural, fire safety, energy efficiency (NatHERS/Section J), and accessibility requirements.
Obtain required certificates and reports
Obtain an energy efficiency report (6-star NatHERS rating for residential), structural engineering certificate, soil and site classification report, BAL assessment if in a bushfire-prone area, and any other reports required by the RBS.
Submit the building permit application
Lodge the application with the appointed RBS. Include plans, specifications, all certificates and reports, owner-builder certificate of consent (if applicable), and the building permit levy form.
Pay the building permit levy
For works costing $10,000 or more, a building permit levy is payable to the VBA. The levy is calculated as a percentage of the cost of works. Pay the levy before the permit can be issued.
RBS assesses and issues the permit
The RBS assesses the application for BCA compliance and issues the building permit if satisfied. The RBS may request plan amendments or additional information before issuing.
Commence work and undergo inspections
Building work must commence within 12 months of the permit being issued. The RBS conducts mandatory inspections at prescribed stages (footings, frame, final). Give the RBS notice before each inspection stage.
Obtain the occupancy permit or certificate of final inspection
On completion, the RBS issues an occupancy permit (for commercial/multi-residential) or certificate of final inspection (for domestic work). The building cannot be lawfully occupied until this is obtained.
Forms and templates
- Building Permit Application (Form BA1)
- Building Permit Levy Form
- Owner Builder Certificate of Consent
Common mistakes
- Starting work before the building permit is issued
- Not obtaining a planning permit when one is required
- Submitting plans that do not meet energy efficiency (6-star) requirements
- Forgetting to pay the VBA building permit levy
- Not notifying the RBS before mandatory inspection stages
Get this process right with Quillio
Quillio can help review planning and building permit requirements, prepare compliance checklists, and draft correspondence with surveyors. Start a free trial at /free-trial.
This guide is general information, not legal advice. Building permits involve technical BCA compliance. Engage a registered building surveyor and qualified professionals.
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