Construction & Handover questions

Before changing approved work, ask your designer and the relevant planning or building approval authority what amendments are needed. A building surveyor or certifier may advise on building approval, but may not determine planning consent. Also agree any required contract variation, including cost and time effects. Owner-builders should check whether a separate authority needs amendment. Keep written decisions and give everyone the current drawings. Do not treat agreement from the builder alone as approval to depart from approved plans.

Official sources:

• NSW Planning Portal post consent certificates
• QBCC Change replace or surrender owner-builder permit
• NSW Contracts for residential building work

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

A retrospective approval is when you seek formal building approval after construction has already taken place, typically because work was done without the required permits or certificates. While it’s sometimes possible to legalise unapproved work, the process is complex, costly, and not guaranteed to succeed.

Why Retrospective Approvals Are Risky

Legal uncertainty: Councils or certifiers are not obligated to approve completed work. If it doesn’t meet current standards or planning conditions, you may be forced to modify or demolish it.

Engineering assessments: You’ll likely need a qualified engineer or building surveyor to inspect the structure and certify that it’s safe and compliant. This can involve invasive testing, destructive sampling, or redesign.

Costly rectifications: If the work doesn’t meet the National Construction Code (NCC), you may need to retrofit fire safety systems, waterproofing, structural supports, or accessibility features, often at significant expense.

Penalties and fees: Councils may impose fines for unauthorised work, and you’ll still need to pay full application fees for retrospective approval. In some cases, additional levies or legal costs may apply.

Insurance and resale risks: Unapproved work can void your building insurance and complicate future property sales. Buyers and lenders often require proof of compliance.

What You’ll Need to Provide

To apply for retrospective approval, you’ll typically need:

• Detailed as-built drawings of the completed work

• Engineering reports confirming structural integrity

• Compliance certificates from licensed trades (if available)

• Evidence that planning conditions have been met

• A building certifier willing to assess and approve the work

Your certifier will review all documentation and may require additional inspections or modifications before issuing a certificate.

MBH Recommendation: Always obtain approvals before starting construction. Retrospective approval should be a last resort. It’s unpredictable, expensive, and can lead to legal complications. If you’ve already built without approval, contact a certifier or council immediately to understand your options.

If the work is subject to a mandatory inspection, approval condition or specified hold point, establish what inspection and clearance are needed before continuing. Do not conceal that work without satisfying the applicable requirement. If an inspection is missed, contact the responsible approval authority or inspector for instructions rather than assuming photographs are enough. Statutory stages and notification duties differ between jurisdictions. Keep the written outcome and any remedial inspection records.

Official sources:

• Victoria Building Regulations current version
• Tasmania Building surveyors and owner builders
• WA Home building approvals and single-house inspections

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

It depends on the height of the wall, how close it is to a boundary or building, what it holds back (such as a driveway or a house), and your council's rules. Low walls away from boundaries may be exempt, while taller walls, walls near boundaries or walls supporting loads usually need approval and an engineer's design. A failed retaining wall can damage your home and your neighbour's property, so check before you build, even for small walls.

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Keep dated records and ask the builder to respond to concerns against the contract, drawings and specifications. A suitably qualified independent inspector can assess selected work within an agreed scope; arrange safe access with the site controller. Private checks do not replace required statutory inspections. Owner-builders should identify which contractor performed the work and obtain appropriate advice on rectification. A visual inspection cannot establish compliance of every concealed component.

Official sources:

• Building Standards Tasmania Consumer building information
• CommBank construction loan guide lender example
• Victoria Building Regulations current version

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Build a programme that shows the sequence and what each trade depends on, for example plumbing rough in before wall linings. Give each trade its start date, how long they need and what must be finished before they arrive. Include a buffer for weather and trade availability. Confirm dates in writing a week or two before, and when a delay happens update the programme straight away and tell the next trade. Check your contract's delay terms. Keep a record of weather days and causes.

In MyBuildHub: put each trade on the Timeline with dependencies, update it when dates move, and keep confirmations in your project documents.

Check yourself: your contract's delay terms, and your trades.

General information only. It is not financial, tax, insurance or legal advice and may not apply to your project. Speak to your lender, accountant, insurer or a lawyer, and confirm requirements with your state regulator.

This is a general guide only. Always follow your engineer's drawings and your certifier's instructions, and have an independent building inspector check key stages if you are unsure.

Framing stage:

• Frame matches the approved plans and engineer's details, including sizes and spacing.
• Frame is straight, plumb and braced as the engineer shows.
• Openings for doors and windows match the plans.
• Rough in plumbing, electrical and air conditioning is complete and the trades have signed off.
• Required inspection has passed before any lining or insulation covers the frame.
• Dated photos taken before the frame is covered.

Lockup stage:

• Roof, flashings and external walls are complete.
• Windows and external doors are installed and lock.
• Building is weather tight so internal trades can work safely.
• Defects list is updated and issues are fixed before the next trade covers them.
• Check your loan documents for how your lender defines lock up if it triggers a payment.

In MyBuildHub: turn each line into a Task for the stage, attach the dated photos in your project documents, and keep the defects list as open Tasks until each item is fixed.

Check yourself: your engineer, your certifier and your lender.

General information only. It is not financial, tax, insurance or legal advice and may not apply to your project. Speak to your lender, accountant, insurer or a lawyer, and confirm requirements with your state regulator.

Plan deliveries around your programme so materials arrive shortly before they are needed. Confirm each delivery in writing, including the date, access, who will unload and whether a crane or forklift is needed. Check every delivery against the order on arrival and note any damage or shortages on the delivery docket before signing. Store materials off the ground, covered and secure, and keep walkways and access clear. Materials left on site for long periods can be damaged by weather or stolen, so check your insurance covers them.

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Whether you're installing a backyard pool or erecting a garden shed, it's important to understand the approval requirements before starting work. These structures may seem minor, but they’re subject to strict rules under local planning laws and the National Construction Code (NCC).

Swimming Pools

All new pools require formal approval, regardless of size, because they pose safety risks and must meet strict compliance standards.

What’s Required:

• Development Approval (DA) or Complying Development Certificate (CDC) depending on your location and pool type.

• Construction Certificate or Building Permit confirming the pool meets structural and safety standards.

• Compliant safety barrier (fencing, gates, latches) that meets Australian Standard AS1926.1. This is mandatory and must be inspected before the pool can be filled.

Key Considerations:

• Pool placement must comply with setback rules (distance from boundaries and buildings).

• You may need stormwater drainage solutions or erosion controls.

• In bushfire-prone areas, additional requirements may apply.

Garden Sheds

Small sheds may be exempt from approval, but only if they meet specific criteria set by your local council or state regulations.

Exemption Criteria (varies by state):

• Size limits (e.g. under 10m² floor area, under 2.4m in height)

• Non-habitable use (e.g. storage, not living space)

• Located behind the building line and not in a heritage or flood zone

• Complies with lot coverage limits (total built area on your property)

• Maintains required setbacks from boundaries and easements

If your shed exceeds these limits or is in a sensitive zone, you’ll need to apply for planning and building approval.

MBH Tip: Always Check Before You Build

• Contact your local council or certifier to confirm whether your pool or shed requires approval.

• Even exempt structures must comply with building standards and zoning rules.

• Keep copies of any approvals or exemption confirmations for future reference, especially if selling your property.

An independent inspection can help identify defects or incomplete work. Choose a competent, appropriately qualified and insured inspector and arrange safe access. Give the builder a written list and check the contract and local law before accepting completion or withholding payment. An inspection does not replace statutory certification or guarantee that all defects have been found, particularly in concealed work.

Official sources:

• CommBank construction loan guide lender example
• Victoria Building Regulations current version
• CAV Building contracts

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Occupation Certificate is NSW terminology, and other states use names such as certificate of occupancy, occupancy permit or certificate of final inspection. The certifier will list what they need. Typically this includes passed inspection records, compliance certificates from licensed trades (electrical, plumbing, gas), engineer's certificates, waterproofing, termite and glazing certificates where they apply, energy efficiency documents, and any conditions from your approval. In Queensland the final inspection includes collecting certificates such as termite protection, wet area membrane, glazing, smoke alarms and energy efficiency. Do not move in before the certificate is issued, because it can affect insurance and finance.

In MyBuildHub: collect each certificate in your project documents as the work is completed, rather than at the end, and tick them off as Tasks.

Check yourself: Queensland certificate of occupancy, your state building regulator and your certifier.

General information only. It is not legal advice and may not apply to your project. Rules differ by state and change over time, so confirm with your regulator, certifier or a lawyer before acting.

Handover Documents: What You Must Receive at Project Completion

At the end of your building project, your builder must provide a comprehensive set of handover documents. These confirm compliance, support future maintenance, and protect your rights as the owner. Importantly, many of these documents are also required by your certifier to issue final approvals.

Planning Approval Conditions

Your original planning approval (Development Consent or Permit) will include specific conditions that must be met before and during construction. These may include:

• Stormwater management requirements: Installation of approved drainage systems or onsite detention tanks.

• Landscaping and tree protection: Completion of landscaping works or preservation of existing vegetation.

• Acoustic or privacy measures: Installation of screens, fences, or soundproofing materials.

• Bushfire or flood mitigation: Use of fire-rated materials or elevated construction in flood-prone zones.

• Heritage or environmental controls: Restrictions on materials, finishes, or site disturbance.

These conditions are legally binding and must be fulfilled before the certifier can issue an Occupation Certificate or Final Inspection Certificate.

Documents Your Certifier Will Require

To confirm compliance and issue final approvals, your certifier will need to sight and verify several key documents, including:

• Trade Compliance Certificates (e.g. plumbing, electrical, waterproofing)

• Warranties and Product Manuals

• Final Survey or As-Built Drawings

• Evidence of Planning Condition Compliance (photos, reports, receipts)

• Defect List and Rectification Records

• Occupation Certificate Application Documents

Failure to provide these may delay certification and legal occupancy.

MBH Tip: Keep all of your compliance documents throughout the build in your document control centre. This makes handover smoother and ensures your certifier can issue approvals without delay.

Lock-up is a construction or payment stage whose meaning must be checked against local law and the contract. It commonly concerns enclosure of the building, but should not be treated as a universal checklist or permission to occupy. Some jurisdictions prescribe stage definitions. Compare the claim with the definition applying to your project and confirm the lender's separate drawdown requirements before payment. A house can reach a payment stage while further work remains.

Official sources:

• CAV Deposits and payments for domestic building
• NT Signing a residential building contract

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Obtain the inspector's written findings and identify any direction, restriction or re-inspection requirement. Have the responsible builder or trade address the findings, using engineering or other specialist advice where needed. Establish what clearance is required before covering the work or continuing the affected stage. Keep the inspection report and rectification evidence. A private inspector's report and an authority's formal notice can have different legal effects.

Official sources:

• Tasmania Building surveyors and owner builders
• Building Standards Tasmania Consumer building information
• Victoria Building Regulations current version

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Get the written findings and establish which items prevent certification or occupation, and which are contractual defects or unfinished work. Arrange the necessary rectification, documents and further checks with the responsible people. Do not move in until the occupation requirements applying to the building have been met. A completion or occupancy document does not necessarily resolve every contract defect. Keep all reports and certificates.

Official sources:

• NSW Planning Portal post consent certificates
• Building Standards Tasmania Consumer building information
• Victoria Building Regulations current version

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Core Mandatory Inspections

These are the inspections commonly required for residential builds. The exact mandatory stages are set by your state or territory and your building approval, so confirm them with your certifier or building surveyor:

Footings/Foundation Inspection: Conducted before concrete is poured. Ensures correct depth, reinforcement, and soil preparation. Critical for structural integrity.

Slab or Frame Inspection: For slab-on-ground construction, the slab is inspected before pouring. For framed buildings, the frame is checked for bracing, tie-downs, and compliance with structural plans.

Waterproofing Inspection: Usually applies to wet areas like bathrooms, laundries, and balconies. Ensures membranes are correctly applied and meet NCC standards to prevent future water damage.

Final Inspection (Occupancy/Completion): Confirms the building is safe, complete, and ready for use. Includes checks on fire safety, access, energy efficiency, and overall compliance. Required before an occupancy certificate or final approval is issued.

Additional Inspections (Project-Specific)

Depending on the nature and location of the build, extra inspections may be required:

Swimming Pools: Inspections cover fencing, gate latches, and pool barriers to ensure child safety and compliance with pool safety laws.

Bushfire-Prone Areas: Buildings in bushfire zones require inspections for ember protection, fire-resistant materials, and compliance with BAL (Bushfire Attack Level) ratings.

Access and Disability Compliance: For public buildings or multi-residential developments, inspections ensure ramps, door widths, signage, and amenities meet accessibility standards under the Disability Discrimination Act and NCC.

Who Conducts the Inspections?

• Building Certifiers or Surveyors (private or council-appointed) are responsible for scheduling and conducting inspections.

• The builder (or owner-builder) must notify the certifier when each required stage is ready for inspection.

• Where an inspection or hold point is required, do not cover up or continue the affected work until it has been inspected and cleared. Statutory stages and notification rules differ between states and territories.

Practical completion is the point when the building work is finished in line with the contract and plans, apart from minor defects or omissions that don't stop the home being used for its intended purpose. How it is defined, and what happens next, depends on your contract and your state or territory's laws.

Common steps at this stage include:

• Reading your contract's practical completion and final payment clauses before the builder issues a final claim.
• Doing a pre-handover inspection, either yourself or with an independent inspector, and agreeing a written list of defects or incomplete items with your builder.
• Confirming you have received the documents your contract and state require, such as the occupancy or final certificate and compliance certificates.
• Checking the final claim against the contract amount and any approved variations.

If you disagree about whether the work is complete, or about the final claim, talk to your builder in writing first. If that doesn't resolve it, contact your state or territory building regulator or fair trading body. Before withholding any payment, get independent legal advice, because withholding payment can have contractual consequences.

Related FAQs: Should I get an independent defects inspection before accepting handover? · What documents are required at completion · What compliance documentation is required for an Occupation Certificate (OC)? · How do I resolve contractual disputes with builders or subcontractors?

This is general information only and is not legal or financial advice. Find your state or territory building regulator here: State and territory building administrations.

The order changes with the design and construction method, so follow your engineer's and certifier's sequence. A typical order is: land, design and approvals; site preparation and set out; excavation; footings and slab or subfloor; frame; roof structure and roofing; external walls and windows; lock up; rough in of plumbing, electrical and air conditioning; insulation; wall and ceiling linings; waterproofing; fix out, including cabinetry, tiling, painting and fittings; external works; final fix; final inspection and certificate; handover. Durations vary with the project, trade availability, weather and approvals, so do not rely on a general figure.

In MyBuildHub: build your Timeline from this sequence, add inspection stages and approval dates, and adjust durations as you confirm them with each trade.

Check yourself: your certifier, your engineer and your trades.

General information only. It is not financial, tax, insurance or legal advice and may not apply to your project. Speak to your lender, accountant, insurer or a lawyer, and confirm requirements with your state regulator.

Read the notice, identify the work it covers and tell the people carrying out that work. Follow the lawful direction and ask the issuing authority what is required to address it. Do not restart the affected work contrary to the notice. Obtain prompt advice about review, appeal or any urgent safety steps. A review application does not necessarily suspend the notice; check whether a stay or other permission is needed.

Official sources:

• WorkSafe Queensland notices and review rights
• Victoria Building Regulations current version

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Record the cause and effect of the delay and ask for an updated programme. A builder's right to extra time depends on the contract and applicable law, including any notice requirements; rain or a trade delay is not automatically an entitlement. Check any response deadline and obtain advice if you disagree. Owner-builders should coordinate changed trade and delivery dates and check effects on approvals, insurance and finance.

Official sources:

• CAV Building disputes defects and delays
• ACT Hiring a builder
• QBCC Domestic building contracts

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Many of these items aren't part of the building programme, so they're easy to miss. If you have a builder, some will be their responsibility under the contract. Check your contract and confirm with your builder who is doing what.

• Final inspection and occupancy or final certificate: confirm when it's booked and who is getting it.
• Independent pre-handover inspection: consider booking one before you accept the home.
• Completion documents: certificates, warranties, appliance manuals and any as-built plans.
• Permanent utility connections: power, water, sewer, gas and NBN, plus setting up your own retailer accounts.
• Insurance: ask your insurer when your home and contents cover should start, so you're covered from the day you take possession.
• Council items: some councils require separate approval for things like driveway crossovers. Check with your local council.
• Title, easements or subdivision: if your project involves any of these, check with your surveyor or conveyancer about anything that needs registering.
• Defects and warranty dates: note when the defects liability period ends and how to make a claim.

Related FAQs: Who keeps the certificates & approvals? · How do I connect electricity / water / sewer to my new home? · What are easements, and why do they matter when building a home? · What must I know about defects and ongoing maintenance?

This is general information only and is not legal advice. Requirements differ between states and territories. Find your building regulator here: State and territory building administrations.

Ask the certifier, building surveyor or engineer which footing or slab checks apply and exactly what must be ready and visible. The checklist depends on the design, approval and inspection scope. Arrange required inspections before pouring concrete or concealing the relevant work, and retain the results. Confirm who books them. Do not assume that every jurisdiction requires the same slab inspection or that a statutory inspection replaces an engineer's specified checks.

Official sources:

• Victoria Building Regulations current version
• Tasmania Building surveyors and owner builders
• WA Home building approvals and single-house inspections

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

In most parts of Australia, new homes need a termite management system, but the requirement depends on your location, so ask your certifier what applies to your site. Systems can be physical barriers, chemical treatments or termite resistant materials, and they are commonly installed to Australian Standard AS 3660.1. The installer usually gives you a certificate for the certifier and fixes a durable notice, often in the meter box, showing the system used and when it should be inspected. Keep the barrier clear and book regular inspections, because gardens, paths and additions can bridge it.

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Bathrooms, laundries, toilets, showers and balconies need a waterproofing membrane applied to the floors and walls in the areas set out by the National Construction Code, usually to Australian Standard AS 3740 for internal wet areas. Leaks behind tiles are a common and expensive defect, so the membrane must go down before tiling and be allowed to cure. In some states the waterproofer must hold a licence. The installer usually provides a waterproofing certificate, and your certifier may inspect the membrane or ask for the certificate before final sign off. Ask your certifier what they need before the tiler starts.

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Use the construction programme and current supplier information to plan orders. Record who orders each item, the required design or selection approvals and the expected delivery date. Check access, lifting, storage and protection arrangements. Before substituting a product, assess design compliance, price and timing and obtain any required approval or contract variation. Ask each supplier to confirm its lead time for your order rather than relying on a general ordering timetable.

Official sources:

• ACT Hiring a builder
• Building Standards Tasmania Consumer building information

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Throughout a construction project, various certificates are issued to confirm compliance with building regulations, safety standards, and planning conditions. These documents are essential for legal occupancy, future resale, insurance, and maintenance. Multiple parties are responsible for storing and managing them:

Owner

The property owner should retain both digital and physical copies of all certificates. These documents are vital for:

• Insurance claims

• Property resale

• Warranty enforcement

• Future renovations or extensions

Builder

• Builders are required to keep records of:

• Trade compliance certificates (e.g. plumbing, electrical, waterproofing)

• Product warranties and manuals

• Final inspection reports

• These may be needed for defect rectification or warranty claims during the statutory warranty period.

Certifier or Building Surveyor

• The certifier (or building surveyor, depending on the state) must retain:

• Construction Certificate or Building Permit

• Inspection records

• Occupation Certificate or Final Inspection Certificate

• These are used to verify compliance and issue final approvals

Local Council or Authority

Councils typically store:

• Planning approvals (DA or planning permit)

• Final Occupation Certificates

• Any documents related to public infrastructure, stormwater, or environmental conditions

• These records are part of the public archive and may be accessed for future development applications or disputes.

Why Multiple Copies Matter

Legal protection: Ensures all parties can verify compliance if issues arise.

Continuity: If ownership changes or a builder goes out of business, having your own copies is critical.

Efficiency: Makes future applications, renovations, or insurance claims smoother.

MBH Tip: Save the documentation in MBH's document control centre. Once the project is complete, download and store in a secure digital folder (e.g. cloud storage)

Each state has its own dividing fences law. In general, adjoining owners share the cost of a sufficient dividing fence, and the owner wanting the work must give the neighbour written notice describing the fence and the cost before starting. If you want a more expensive fence than is needed, you may have to pay the difference. If you cannot agree, the law in your state sets out how disputes are resolved, often through mediation, a tribunal or a local court. Do not remove or replace a shared fence without agreement.

General information only. Requirements vary by state or territory and change over time, so check the current rules for your location.

Before any building work starts, you must obtain formal approval that your detailed construction plans:

• Comply with the National Construction Code (NCC), which sets safety, health, amenity, and sustainability standards.

• Align with the Development Approval (DA) previously granted by your local council or planning authority.

• Include structural, fire safety, and energy efficiency details that meet legal and technical requirements.

This approval is crucial to:

• Ensure legal compliance

• Avoid costly delays or penalties

• Protect future occupants and the community.

While the purpose is consistent nationwide, the terminology and issuing authorities vary by state and territory:

New South Wales (NSW): You must obtain a Construction Certificate (CC). This confirms your plans meet NCC standards and align with your DA. It’s issued by either your local council or an accredited certifier.

Victoria (VIC): A Building Permit is required. It’s issued by a registered building surveyor and ensures your plans comply with the Building Act 1993 and the NCC. You may also need a separate planning permit.

Queensland (QLD): You’ll need a Building Development Approval (BDA). This combines planning and building approvals and is issued by your local council or a private certifier.

Western Australia (WA): A Building Permit (BP) is mandatory. It’s issued by the local government after submission of certified plans under the Building Act 2011.

South Australia (SA): You must obtain Building Rules Consent (BRC). This forms part of the overall development approval and confirms compliance with the NCC and local planning rules.

Tasmania (TAS): A Building Permit (BP) is required for most building work unless specifically exempt. It’s issued by a licensed building surveyor.

Australian Capital Territory (ACT): You’ll need Building Approval (BA). This is granted by a licensed building certifier and must follow the DA and NCC requirements.

Northern Territory (NT): A Building Permit (BP) is required for most construction projects. It’s issued by a registered building certifier and ensures compliance with the Building Code of Australia.