Every renovation starts with the same question, and the honest answer is "it depends on what you are touching". This guide sets out the tests Victorian building surveyors apply, so you can plan your renovation with the right approvals and the right builder.
When is a building permit required?
The Building Act 1993 (Vic) makes it an offence to carry out building work without a building permit unless the work is exempt. The Building Regulations 2018 list exempt work in Schedule 3. For alterations to a house, the exemption only applies when the work:
- Will not adversely affect the structural soundness of the building
- Does not increase floor area or height, involve underpinning or footing work, or remove load-bearing elements
- Will not adversely affect the safety of the public or occupants
- Is not on a building on the Victorian Heritage Register
If any test fails, you need a permit.
Renovations that usually need a permit
- Removing or altering a load-bearing wall, or creating a large opening in one
- Extensions, second storeys and new rooms
- Restumping, reblocking or underpinning
- Decks above a certain height, verandahs and pergolas attached to the house (many have specific rules)
- Garages, carports and sheds over the exemption size, or close to boundaries
- Swimming pools and spas, which also need a compliant safety barrier
- Demolition of all or part of a house
Renovations that are often exempt
If they are genuinely non-structural and do not affect safety, these are often exempt:
- A new kitchen or bathroom in the same location, with no structural changes
- Replacing floor coverings, tiling, joinery and fixtures
- Painting and plastering
- Replacing windows like-for-like in the same opening (check energy efficiency and bushfire requirements)
Plumbing and electrical work in any renovation still has to be done by licensed practitioners and certified. Plumbing work over $750 needs a compliance certificate.
When do you need a registered builder?
Domestic building work valued at more than $10,000 (labour and materials) must be carried out by a registered domestic builder, under a written major domestic building contract. From 1 July 2026, eligible domestic building work valued at more than $20,000 also needs Home Warranty cover, which the builder arranges through the Building and Plumbing Commission.
Can I do it as an owner-builder?
Yes, within limits. If the value of owner-builder work on land you own is more than $20,000, you need a certificate of consent from the Building and Plumbing Commission before you can apply for a building permit. Owner-builders take on the legal responsibilities of a builder, including for defects if they sell.
Who appoints the building surveyor?
The owner, or their agent, appoints the relevant building surveyor. Since 2016, a builder who has a major domestic building contract with you must not appoint a private building surveyor on your behalf. The surveyor works for compliance, not for the builder.
What happens at the end?
For renovations and extensions to an existing house, the building surveyor usually issues a certificate of final inspection. A new home receives an occupancy permit. Keep these with your property records, as buyers, insurers and future builders will ask for them.
How AxisPro helps
We start every renovation with a scope walk that separates exempt from permit work, so your budget and programme reflect the approvals you need. You appoint the building surveyor; we prepare the documentation and coordinate inspections through to the final certificate.