How to: obtain a building or planning permit So you’re thinking about embarking on a home extension or planning that long overdue renovation – maybe you’re even considering building a new home? If you already have a grand design in mind and you’re raring to go, it’s time to apply for some permits and think about engaging a builder and building surveyor. But rather than think of the permit application process as a pain in the proverbial, it’s there to ensure your build is safe, legal, and respectful of both the environment and the community. Get it right and it sets a good foundation for the future. Permits for building Planning permits are legal documents giving permission for land to be used for development purposes, but they’ll also cover elements like aesthetics and boundary regulations. Planning controls regulate the use and siting of buildings, as well as their appearance. A building permit is written approval from a registered building surveyor that your building project, home alteration, demolition, repair or removal is ready to commence. It indicates that your plans and specifications comply with council or safety regulations, and allows building work to start. Before you start building works, you (or your agent) need to find out if you’ll need planning permit before you can be issued with a building permit. Local councils offer planning permits and provide all the application forms, but you may be encouraged to contact a building surveyor for the building permit (as they’ll be the one doing the inspections). What do permits cost? The cost of a building permit depends on the nature of the project. The cost will be determined by the size, scale and complexity of the proposed project. The price may also vary between each council or surveyor. Pro tip: Consider the permit an investment in the safety of your structure, rather than a burden. Any fine issued for non-compliance is likely to pale in comparison to the price of a permit anyway. Exemptions When you talk to local council, ask them if any exemptions exist for the work you’re about to commence. The aim is to find out if there are any conditions under which a permit is not required. Because if you can make minor adjustments to your original plan and tailor your build to council guidelines, you may not need a permit after all. It may be as simple as making sure your deck design doesn’t overlook the neighbour’s fence. Who to ask As the home owner, it is your responsibility to make sure any planning and building permits are obtained prior to commencing work. Fortunately, you can nominate someone like your builder, architect or draftsperson to act as your ‘agent’ and have them source the permits on your behalf. However, if you go with a third party you should have a contract drawn up. It should clearly state who your agent is and if they’re obtaining the permits for you (even though you’re paying for them). If you live in a strata complex and looking to renovate, you should also check with the owners corporation before knocking down walls or putting in that vertical garden you’ve always wanted – because if it impacts on a ‘common area’ or another owner’s lot, it may not be allowed. Note: It’s also your responsibility to make sure that the Certificate of Final Inspection or Occupancy Permit is obtained when work is complete (this is the final step in the process). Choosing a building surveyor Your builder can appoint a building surveyor but it’s wise to appoint your own so you can be confident of the objectivity of their assessment. The building surveyor who issues your building permit will be responsible for inspections of the site when specific stages of work are complete. They will also issue the Certificate of Final Inspection or Occupancy Permit when work meets their minimum requirements. It’s your builder’s responsibility to advise the surveyor when each stage of the build is complete. Pro tip: If you need to assess whether the work meets the requirements of your contract (e.g. that all the bathroom tiling is complete), you might want to engage an independent building consultant. 5 steps to get you started Applying for the permits yourself can seem daunting as the process is quite involved. But if you choose not use an agent, use the following as a guide to help you on your way: 1.Speak to your neighbours about your ideas - any objections to your project will most likely come from people who feel that you are encroaching on their privacy, light or views; 2.Visit the local council offices - while you’re there collect the permit application forms, check land maps and ask about building restrictions or energy-efficiency requirements; 3.Draw up draft plans with your builder, architect or draftsperson in-line with council regulations; 4.Present your plans to council - make sure you bring any documents that will support your application. Listen to their feedback and be prepared to revise your ideas; 5.Lodge your application with council. When your application is approved, you will be issued with a Construction Certificate. Now you can get started on your build! A few final tips •Councils can take some time to process applications, so be patient. You may have to attend a council meeting to plead your case. •If your application is rejected it may be possible to appeal. Be sure to talk to a professional first to make sure it’s worth your while •Make sure you know how long you have to complete your building works from the time of acquiring the permit so everyone stays on track. Source: realestate.au
Posted on: Wed, 19 Nov 2014 03:41:29 +0000
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