Building Permits

 What is a building permit

Permits also enhance the amenity of buildings and protect people using them.

The building permit ensures:

  • the required building practitioners are registered and carry the required insurance
  • adequate documentation is prepared to construct your building or extension/alteration
  • an independent review of building documentation occurs
  • that key stages of the building work are independently inspected
  • that at completion, your building is independently assessed as suitable for occupation and/or use.

 

When is a building permit required

Generally, building permits are required when constructing any new building including sheds, outbuildings, pools and some fences or altering an existing building.

If building work is proposed or you are proposing to change the use of the building, please contact Council's Building Surveyor on (03) 5494 1200 or a registered private building surveyor to check whether a building permit is required or not. Failure to do so may result in costly and time-consuming action including removal of buildings constructed without the required permits.

Please note that it is also wise to check whether a planning permit is required by contacting Council's Planning Department and if a septic approval is required by contacting Council's Health Department. If a planning permit or septic tank permit are required a building permit cannot be issued until the planning permit or septic tank permit have been issued.

Go to VBA -Victorian Building Authority - Practice Notes 32-2018 to find out more information relating to building types or contact Council's Building Department 03 5494 1200.

I have a Planning Permit, do I need a Building Permit

A planning permit should not be confused with a building permit. It is not the Planning Department's role to approve the construction/structural integrity/ health & amenity /fire safety of a building. That is the role of a Building Surveyor, who is required to issue the relevant building permit, pursuant to Building Legislation. If a planning permit is required for the development, then the Council's building department should be contacted to determine the need for building permit.

How to apply for a Building Permit

A Building Permit can be issued by the Council's Municipal Building Surveyor or by a Private Building Surveyor. A Private Surveyor carries out the same functions as the Municipal Surveyor, including assessment of the application, carrying out of inspections and issuing all relevant paperwork.

On application of a Building Permit, your chosen Surveyor becomes the Relevant Building Surveyor for the works. To apply through a Private Surveyor please contact the surveyor for the relevant application form. Council's application form can be found here.

The Building Permit application must be submitted with the relevant documents for assessment, go to Forms and permit applications and look at information sheets relating to the relevant structure.

Required inspections

As part of the Building Permit process, the Council must be notified when the authorised building work is ready for inspection at specified mandatory stages. It is the responsibility of the owner; builder or the person carrying out the works, as the case may be, to ensure approval of the inspection is granted BEFORE PROCEEDING.

Where the municipal building surveyor has been engaged to administer the building permit, inspections can be booked by phone on (03) 5494 1200.

Alternatively, inspections may be pre-arranged in writing or emailed to Loddon@loddon.vic.gov.au , attention to the Municipal Building Surveyor. A minimum of 48 hrs. notice is required when booking inspections.

Council's Municipal Building Surveyor my not be available at all times. Whilst, Council will endeavour to have a second person available for inspections this may not always be the case. As such our attention to booking an inspection as early as possible will enable alternative arrangements, if possible, to be made.

Generally, Council would prefer to carry out inspections in the afternoons, however where time critical such as pouring concrete, if early contact is made Council will endeavour to provide inspections at other times. Stages of construction at which time inspection is required include:

1. Concrete floor slabs

(a) Pre-slab – Trenches and form work prior to placement of water proof membrane.
(b) Pre-pour – Final preparation and placement of all reinforcement, bar chairs and formwork prior to pouring concrete.

2. Foundations

a) Strip footings – When strip footings are excavated and cleaned out, level pegs and steps positioned and reinforcement in place and tied.

b) Stump holes - When all stump holes are excavated and cleaned out prior to placement of any sole plates or concrete.

c) Pad footings - When all pad footings are excavated and cleaned out and if required, reinforcement is in place and tied, if required prior to placement of any concrete.

3. Structural concrete

Preparation of any column, wall panel, suspended slab or the like when all the form works is completed and steel reinforcement is in place and tied and any anchors, lugs or fixing bolts are placed.

4. Framing

When timber or steel frame buildings are erected, or the roof frame on a solid brick or concrete building are fully completed. No structural member, including bracing is to be covered prior to the inspection.

NOTE: Where sheet flooring is to be used with minimum clearances, please arrange an inspection of the sub-floor framework prior to placing the floor sheeting.

5. Final inspection

At the completion of all building works and prior to occupation and/or use of the building or part of building.

6. Number of inspections

The required number of  inspections for a project will vary according to the nature of the project and will be indicated on your building permit must be called for and approved. Failure to do so may result in the need for excavation of footings or removal of cladding to facilitate inspections.

Please note that an additional fee will be incurred for re-inspection following:

  • Failure to be ready at appointed time
  • Failure to gain approval for mandatory inspection
  • Additional inspections requested.

Lapsed (expired) building permits

Building permits lapse in the following situations.

Domestic:

  • Building works not started within 1 year of the building permit date
  • Building works not completed within 2 years of the building permit date
  • Relocated dwellings not started within 6 months of the building permit date
  • Relocated dwellings not completed within 12 months of the building permit date.

Commercial/Industrial:

  • Building works not started within 1 year of the building permit date
  • Building works not completed within 3 years of the building permit date.

Swimming pools:

  • Works not completed (including safety barriers), within 6 months of the commencement of the building work.

Council's Municipal Building Surveyor may allow an extension of time to commence or complete works covered by a building permit issued by Loddon Shire Council, where the building work warrants an extension.

Building permits issued by private building surveyors can only be extended by the private building surveyor.

The commencement or completion periods can only be extended prior to the lapse of the permit.

An application for an extension of time in respect of a Council permit, must include:

a covering letter describing stage of work, the works to be completed and reasons for the extension and be accompanied by the prescribed fee.