Building & renovation
Building work carries the most contractual and regulatory weight of anything covered here: permits, mandatory contract terms above a dollar threshold, and warranty insurance. These answers cover what has to be in writing and what to check before signing.
36 pages in this topic
Questions
- Do I need a building permit for this work?Structural work, most extensions, decks above a certain height, carports, pools and re-roofing generally need approval. Cosmetic work usually does not. The thresholds are set by your state and your council, so this must be checked locally.5 sources cited
- What should I check before signing a building contract?That the builder's licence is current and covers the work, that warranty insurance is in place where your state requires it, and that the contract fixes the scope, the price, the progress payments and how variations are handled.5 sources cited
- Do I need a permit to build a deck?Usually yes once the deck is above a low height or attached to the house, though every state exempts small, low, freestanding decks. The exemption is defined by height, area and setback, and it differs in each jurisdiction.5 sources cited
- Do I need approval for a pergola, carport or shed?Small sheds and open pergolas are often exempt, but exemptions are capped by floor area, height and setback, and a carport at the front of a property almost always needs planning approval.5 sources cited
- Do I need approval for a retaining wall?Most jurisdictions exempt retaining walls below a defined height, commonly under one metre, provided they are not surcharged, not near a boundary and not supporting a structure. Above that, engineering and approval are required.5 sources cited
- What is an owner-builder permit and should I get one?An owner-builder permit lets you manage building work on your own property instead of engaging a licensed builder. It transfers the builder's legal responsibilities to you, including warranty obligations to a future buyer.5 sources cited
- What is home warranty insurance and when is it required?It covers you if a builder dies, disappears or becomes insolvent before finishing or before fixing defects. Every state has a scheme, each with its own name and its own contract value threshold.5 sources cited
- What happens if my builder goes broke mid-project?Stop paying immediately, secure the site, and lodge a claim on your home warranty insurance if the contract was above your state's threshold. Do not engage a replacement builder before the insurer has assessed it.5 sources cited
- How do progress payments work in a building contract?Deposits are capped by law in most states, commonly at a low percentage of the contract value, and payments after that should be tied to defined stages of completed work rather than to dates.5 sources cited
- What is a variation and can a builder charge whatever they like?A variation is a change to the contracted scope. In most states it must be in writing, priced and signed before the work is done, and a builder who does the work first is on weak ground claiming for it.5 sources cited
- Can I remove asbestos from my own home?Rules differ by state, and several allow a householder to remove a limited quantity of non-friable asbestos from their own home. Friable asbestos always requires a licensed removalist, everywhere.6 sources cited
- Is cutting tiles, concrete or stone dangerous?Cutting, grinding or drilling concrete, brick, tile and engineered stone releases respirable crystalline silica, which causes irreversible lung disease. Water suppression or on-tool extraction and proper respiratory protection are required, not optional.4 sources cited
- Do I need approval to knock out an internal wall?If the wall is load bearing, yes: it needs an engineer's design and a building approval. Removing a genuinely non-load-bearing wall is usually exempt, but establishing which one you have is the job.5 sources cited
- What does a building inspection actually check?A standard pre-purchase inspection is a visual assessment of accessible areas only. It does not open walls, move stored goods or test services, and the limitations are what determine its value.5 sources cited
- What are the accessibility requirements for a new home?The National Construction Code includes livable housing provisions for new dwellings covering step-free entry, wider doorways and corridors, and reinforced bathroom walls, though adoption has varied between states.3 sources cited
- What is a NatHERS star rating and does my renovation need one?NatHERS rates the thermal performance of a dwelling design out of ten stars. New homes must meet a minimum rating, and substantial renovations and additions generally have to demonstrate compliance too.4 sources cited
- Do I need to tell my insurer before renovating?Yes. Ordinary home and contents cover generally excludes or limits damage arising from construction work, and a substantial renovation usually requires a specific policy or an endorsement.5 sources cited
- Do I need a pool safety certificate to sell or rent my house?In several states yes. Queensland requires a pool safety certificate at sale or lease, New South Wales requires a certificate of compliance or a valid occupation certificate, and other states differ.5 sources cited
- How often should a house be inspected for termites?At least annually in most of Australia, and more often in high-risk areas. Termite damage is generally excluded from home insurance, which makes inspection the only real protection.4 sources cited
- Is double glazing worth it in Australia?It works, but on cost per unit of comfort it usually ranks behind ceiling insulation, draught sealing and external shading, so it is rarely the first thing to do.4 sources cited
- What is BAL rating and does it affect my renovation?Bushfire Attack Level rates the exposure of a site to radiant heat, embers and flame. In a designated bushfire prone area it sets construction requirements for anything you build.5 sources cited
- Can I still get an engineered stone benchtop?Australia has prohibited the manufacture, supply and installation of engineered stone benchtops because of silicosis among workers who fabricate them. Existing installed benchtops can remain.4 sources cited
- Do I need a permit to cross the footpath with a new driveway?Yes. The section between your boundary and the road is public land, so a new or altered crossover needs council approval and must be built to the council's specification.4 sources cited
- Do I need approval for a skylight or a new window?Cutting a new opening in a roof or a wall is building work in most cases, because it affects structure and weatherproofing, and a new window near a boundary can also raise privacy and planning issues.5 sources cited
- What is the difference between a private certifier and the council?Both can issue building approvals in most states. A private certifier is usually faster and is engaged by you, which is also the reason the arrangement attracts criticism.6 sources cited
- What is an easement and can I build over one?Generally no, not without the asset owner's consent. An easement gives someone else a right over part of your land, and building over a sewer or drainage easement usually requires a formal build-over approval.5 sources cited
- Is it worth insulating under a metal roof or in the walls of an existing house?Wall insulation can be blown or injected into existing cavities and frames, which works, but it is harder to verify than ceiling insulation and it carries moisture risks if done badly.5 sources cited
- What is the difference between a planning permit and a building permit?A planning permit is about whether the use and appearance are acceptable on that land. A building permit is about whether the structure complies with the construction code. You can need one, both, or neither.5 sources cited
- What is involved in building a granny flat or secondary dwelling?A secondary dwelling is a full dwelling in planning terms, so it triggers planning rules on size, setbacks and site coverage, plus building approval, and it needs its own services and drainage.6 sources cited
- What hours can building work be done?Permitted hours are set by state environment protection law and by council conditions, and typically run from early morning to evening on weekdays with reduced hours on Saturday and none on Sunday.5 sources cited
- Who is responsible for removing building rubbish?Whoever the contract says, which is why it should say. Waste removal is a real cost and a common exclusion, and the property owner carries the liability for how regulated waste is disposed of.5 sources cited
- Can I do renovations in a strata apartment?Usually yes, with approval. Most strata by-laws split work into cosmetic, minor and major categories, and anything touching common property, waterproofing or floors needs the owners corporation's consent.6 sources cited
- How long should a renovation actually take?Trade sequencing, not labour, sets the timeline. A bathroom involves six or seven trades in a fixed order with curing time between some of them, which is why a two-week job takes four when one trade slips.5 sources cited
- What is practical completion and when do I make the final payment?Practical completion is the point at which the work is finished apart from minor defects and can be used for its intended purpose. The final payment falls due then, and it is your last real leverage.5 sources cited