Key Takeaways
- Simple permits may be approved in as little as 2-4 weeks
- Complex projects often take 8 weeks or more
- Documentation quality directly impacts timelines
- Council and planning approvals can extend the process
- Professional consultants help reduce costly delays
What Is a Building Permit?
A building permit in Victoria is a legal document issued by a registered building surveyor that permits you to carry out construction or alteration work. It confirms that the proposed construction meets the Building Act 1993, the Building Code of Australia, and all other applicable regulations.
Building permits in Victoria are governed under the Building Act 1993 (Vic) and the Building Regulations 2018 (Vic). These laws require that no building work be carried out unless a valid permit has been issued by a registered building surveyor under Regulation 24.
Under Section 78 of the Building Act 1993, the owner must formally appoint the private building surveyor in writing. Builders are prohibited from appointing a private building surveyor on behalf of an owner, a safeguard introduced in September 2016 to protect owner autonomy.
In Victoria, building permits are typically issued by private building surveyors, although you can also apply through your local council.
Why Building Permits Are Essential
A building permit serves a greater purpose than a simple administrative step. It confirms that the proposed works comply with the Building Act 1993 and the Building and Plumbing Commission (BPC) standards. Without approval, projects risk fines, stop-work notices, or complications in future property sales.
Permits ensure:
- Structural safety and compliance
- Alignment with planning regulations
- Protection for owners and neighbours
- Insurance coverage in case of defects
The Building and Plumbing Commission (BPC), the state authority responsible for regulating building practitioners and overseeing compliance in Victoria, establishes the standards all building work must meet.
Penalties for Building Without a Permit:
Commencing building work without a permit breaches Section 16 of the Building Act 1993 (Vic). Penalties can exceed $96,000 for corporations and $38,000 for individuals, with the possibility of Building Notices, Stop Work Orders, or even demolition orders for unauthorised work under Sections 106–118 of the Building Act 1993.
Such non-compliance can also affect insurance coverage, resale value, and your ability to obtain future approvals.
Do You Always Require a Building Permit?
Not every job requires one. Minor works like painting, tiling, or replacing a kitchen bench might be exempt. But for anything involving structural changes, like extensions, new dwellings, decks, carports, or demolitions, you’ll almost certainly need a permit.
When in doubt, always check with your local council or a registered building surveyor.
What Is the Usual Timeframe to Obtain a Building Permit in Victoria?
Once a complete building permit application is submitted, a building surveyor is required under the Building Regulations 2018 to assess it within a reasonable time, generally around 10 business days. If the surveyor issues a Request for Further Information (RFI), this pauses assessment until the applicant responds.
In practice, the total timeframe usually ranges between 10–30 business days, depending on:
- The complexity of the project
- The quality and completeness of your documentation
- Whether additional approvals are needed (e.g., planning permits, reporting authority approvals)
- The speed at which you provide additional requested information
Let’s break down the timeline and what you can expect at each stage.
Stage 1: Preparation & Documentation (1–4 weeks)
Before you even submit your application, you’ll need to prepare a solid set of documents, which may include:
- Architectural and structural plans
- Site survey and soil report
- Energy efficiency assessment (e.g., 6-star rating)
- Title documents and property information
- Engineering computations (if needed)
- Bushfire Attack Level (BAL) assessment (in bushfire-prone areas)
Timeframe: 1–4 weeks
If you’re working with a building designer or architect, they’ll usually help you gather these documents. Delays in this stage often occur if reports take longer than expected or if design changes are made last minute.
Stage 2: Planning Permit (if required) (4–12+ weeks)
In some cases, a planning permit from your local council is required before you can apply for a building permit. This is usually the case if your project:
- Affects a heritage-listed property
- Exceeds certain height or setback limits
- Involves multi-unit development
- Is in a special planning overlay zone (e.g., bushfire or flood zones)
Timeframe: 4–12 weeks or more
Councils are legally required to decide within 60 statutory days, but it can take longer if your application is incomplete or needs to go to public advertising. Always factor in extra time if a planning permit is required.
Some projects also require Report and Consent from the relevant authority under Regulations 73–94 of the Building Regulations 2018, for example, where building height, setback, or flood overlays apply. Each consent can add 2 to 4 weeks, depending on council response times.
Some developments also require input from reporting authorities (such as Melbourne Water, CFA, or VicRoads), which can extend the approval period further depending on response times.
Stage 3: Submit Building Permit Application (2–3 weeks initial review)
Once all your documents are in order, you can submit your building permit application to a registered building surveyor. Your plans will be reviewed against the Building Code of Australia, applicable standards, and safety requirements.
What the surveyor checks:
- Building code compliance
- Structural safety
- Fire protection
- Energy efficiency
- Drainage and stormwater management
Before a permit can be issued, the building permit levy must be paid to the Building and Plumbing Commission (BPC) under Section 205I of the Building Act 1993 (Vic). For certain multi-storey Class 2–9 residential buildings, a cladding rectification levy may also apply.
Timeframe: 10–15 business days (initial review)
Once all requirements are met, your permit may be approved promptly. However, if there are issues or missing documents, the surveyor will issue a Request for Further Information (RFI).
Stage 4: Responding to Requests for Information (Varies)
This is where timelines can blow out. If your surveyor raises concerns or needs more information, it’s up to you (or your builder/designer) to respond promptly.
Timeframe: Depends on how quickly you respond
Some applications stall here for weeks due to back-and-forth communication, missing engineering documents, or delays in revising plans. To keep things moving:
- Respond to RFIs promptly
- Double-check your documentation before submission
- Keep communication open between all parties
Stage 5: Permit Approval & Issue (1–3 days after final review)
Once all requirements are met and any RFIs are resolved, your building permit will be issued.
Timeframe: 1–3 business days after final review
You’ll then receive your permit documentation, and work can begin, assuming any other necessary approvals or permits (like planning or asset protection) are also in place.
Permit Extensions:
A building permit will lapse if work does not commence within 12 months of issue or if building work is not completed within 24 months for Class 1 to 10 or 36 months for Class 2 to 9, subject to RBS discretion. (Regulation 59, Building Regulations 2018).
Owners or builders may request a written extension before expiry. Approval is at the discretion of the Registered Building Surveyor (RBS) and may require revised documentation or updated levies.
The Average Estimated Timeline for Building Permits
The timeframe for obtaining a building permit depends on the complexity of the project and the completeness of documentation. On average:
- Simple Residential Permits – 2-4 weeks
- Moderate Renovations or Small Commercial Projects – 2-4 weeks
- Large-Scale or Complex Developments – 8 weeks or longer
These timeframes are indicative and can vary based on council requirements, planning approvals, and whether additional reports (such as engineering or fire safety) are required.
Factors That Affect Timelines
Several elements influence how long approval takes:
- Completeness of Documentation: Missing reports or unclear plans can extend waiting times.
- Council or Planning Approval: If planning permits are also required, building permits cannot be finalised until planning matters are resolved.
- Project Complexity: Multi-storey developments or mixed-use properties involve multiple layers of compliance checks.
- External Reports: Specialist assessments (e.g., fire safety, soil tests, energy ratings) may add weeks to the process.
- Seasonal Demand: Applications peak at certain times of the year, creating backlogs for surveyors and councils.
External Authority Consents:
In addition to planning approval, projects may also require:
• Report and Consent from council (setbacks, over-easement works, flood overlays)
• Protection of Adjoining Property notices under Regulation 111
• Asset Protection permits under local council by-laws
Each of these processes can add days or weeks depending on council workload and site complexity.
How to Speed Up the Process
While timelines can vary, applicants can help reduce delays by:
- Engaging experienced consultants for building permits and approvals service early
- Providing accurate and complete documentation
- Anticipating council requirements (such as town planning or heritage considerations)
- Communicating promptly with building surveyors
Understanding Fees and Levies
Every building permit application in Victoria must include the Building and Plumbing Commission levy, which is calculated as a percentage of the estimated cost of building work.
For example, the BPC levy rate is currently $1.28 per $1,000 of work value (subject to change).
Large residential or multi-storey buildings may also attract a cladding rectification levy under current State Government reforms.
Permit fees are payable to your building surveyor and are separate from the BPC levy.
The BPC Building Activity Management System (BAMS) is used by surveyors to collect and submit the levy on behalf of applicants.
Conclusion
Building permits are an essential part of construction in Victoria, safeguarding both property owners and communities. While average timelines vary depending on project scope and documentation, preparation and professional support help ensure a smoother path to approval. At Conti Group, we provide the expertise and guidance needed to navigate this process with confidence. Contact us today to discuss your project and let us help you achieve timely permit approval.
