Leslie Massey
Building a home in Western Australia requires navigating various permits and approvals. The process might seem overwhelming, but understanding the requirements beforehand can save you time, money, and unnecessary stress. In Western Australia, you need a building permit for most construction projects, including new homes, major renovations, and certain structural changes. The Building Act 2011 and Building Regulations 2012 govern the building permit process, with local government authorities typically serving as the relevant permit authority. This guide will provide an overview of the essential steps and considerations for obtaining a building permit in Western Australia.
| Characteristics | Values |
|---|---|
| Laws governing the building permit process | Building Act 2011 and Building Regulations 2012 |
| Requirements for obtaining permits | Permits are needed before commencing construction work |
| Types of permits | Building Permit – Certified (BA1) and uncertified (BA2) |
| Permit requirements | Plans and specifications certified by a registered building surveyor |
| Permit cost | Varies according to the type of application and value of building works |
| Penalty for building without a permit | Fines up to $50,000 for individuals |
| Work commencement deadline | Within 12 months of the permit being issued |
| Inspection requirements | Regular inspections at various stages of construction |
| Builder requirements | Registered builders for work valued over $20,000 |
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What You'll Learn
Building permit requirements
In Western Australia, the Building Act 2011 and Building Regulations 2012 govern the building permit process. These laws establish the requirements for obtaining permits before commencing construction work. Local government authorities (councils) typically act as the relevant permit authority that processes and issues building permits.
You need a building permit for most construction works in Western Australia, including new homes, major renovations, and certain structural changes. However, certain works are exempt from requiring a permit, such as non-structural renovations (e.g. kitchen or bathroom renovations without moving walls) and maintenance or repair work that does not alter the structure. It is important to always check with your local council before starting any work, as requirements can vary between localities. Penalties for building without a permit can be significant, with fines of up to $50,000 for individuals.
To obtain a building permit, you must lodge an application with the permit authority responsible for the area in which the building is or will be located. The Building Services Levy payable varies according to the type of application and the value of the building works undertaken. The value of unauthorised work is determined by the permit authority as the current value of the work.
There are two main types of building permits in Western Australia:
- Building Permit – Certified (BA1): This permit requires plans and specifications to be certified by a registered building surveyor before lodging.
- Building Permit – Uncertified (BA2): This type of permit does not require certification by a registered building surveyor.
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Permit costs
The costs of permits in Western Australia vary according to the type of application and the value of the building works undertaken. The Building Services Levy (BSL) is payable on building permits and certificates, with the amount depending on the type of application and the value of the building works. The BSL is paid to the local government permit authority, which is typically the local council.
For a certified application for a building permit, the fee is 0.19% of the estimated value of the building work for a Class 1 or Class 10 building or incidental structure, with a minimum fee of $110. For a Class 2 to Class 9 building or incidental structure, the fee is 0.09% of the estimated value, with a minimum fee of $110. An uncertified application for a building permit costs 0.32% of the estimated value of the building work, with a minimum charge of $110.
Demolition permits also require a fee. For a Class 1 or Class 10 building or incidental structure, the fee is $110. For a Class 2 to Class 9 building, the fee is $110 for each storey of the building. An application to extend the time during which a building or demolition permit is valid costs $110. An application for an occupancy permit for a completed building is $110.
Other fees include an initial inspection of safety barriers for a new private swimming pool, which costs up to $312, and a periodic inspection program for existing private swimming pools, which costs up to $78 per financial year. An application for approval of battery-powered smoke alarms costs up to $179.40.
It is important to note that the permit costs outlined above may not be up-to-date. The fees are specified in the Building Regulations 2012, and it is recommended to refer to the current version of this document or contact the relevant local government authority for the most accurate and current information on permit costs.
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Permit extensions
In Western Australia, the Building Act 2011 and Building Regulations 2012 govern the building permit process. Local government authorities (councils) typically serve as the relevant permit authority that processes and issues building permits. A building permit is required for most construction works in Western Australia, including residential construction projects, new homes, major renovations, and certain structural changes.
To seek an extension to a building permit in Western Australia, refer to Industry Bulletin 152 – Duration of Building Permits. This bulletin provides information on how to extend a building permit. It is important to note that work must commence within 12 months of the permit being issued. Regular inspections will be required at various stages of construction.
Building permits are typically valid for a set period, and if the construction project is not completed within that timeframe, an extension may be required. The process for obtaining an extension may vary depending on the local government authority handling the permits. It is recommended to contact the relevant local government authority to understand their specific requirements and processes for permit extensions.
In some cases, a new application may need to be submitted, and additional fees may apply. It is important to provide valid reasons for the extension request and ensure that the project complies with the Building Code of Australia and local council regulations. Working with qualified professionals who understand the permit process can help ensure timely compliance and avoid potential delays.
Permit authorities are required to remit the building services levy to the Building Commissioner within 14 days of issuing or granting a permit. If a permit authority refuses to grant an extension or if an applicant withdraws their extension application before a decision is made, the authority must refund the building services levy, provided there are no exceptional circumstances.
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Required documents
To obtain a building permit in Western Australia, you will need to submit several documents as part of your application. The specific requirements may vary depending on the nature and location of your project, so it is always a good idea to check with your local council or permit authority. Here is a detailed breakdown of the required documents:
- Application Form: The first step is to complete and submit the prescribed application form for the building permit. The form you need depends on whether your application is for a certified or uncertified building permit. The main forms are BA1 (certified) and BA2 (uncertified). These forms reflect the requirements of the Building Act 2011 and Building Regulations 2012. You can obtain template versions of these forms by contacting the relevant local government permit authority or through their website.
- Plans and Specifications: If you are applying for a Building Permit – Certified (BA1), you will need to submit plans and specifications that have been certified by a registered building surveyor. These plans should detail the construction, renovation, or structural changes you intend to make.
- Supporting Documentation: Depending on the nature of your project, you may need to provide additional supporting documents. For example, if your project involves a protected structure, party wall, fence removal, or access to specific land areas, you may need to submit a 'Notice and Request for Consent' (BA20A). Other supporting documents may include proof of payment of the Building Services Levy, which varies according to the type of application and the value of the building works.
- Compliance Documentation: All building work in Western Australia must comply with the Building Code of Australia (BCA), which sets minimum requirements for safety, health, amenity, and sustainability. You may need to provide documentation demonstrating how your project meets these standards. This could include engineering reports, materials specifications, or other technical documents.
- Builder Registration and Insurance: If your project involves hiring a builder, you must verify their registration with the Building Services Board through the Department of Mines, Industry Regulation and Safety website. Request to see their insurance coverage, including home indemnity insurance, to ensure they are appropriately covered for the work.
It is important to carefully review the requirements for your specific project and consult with the relevant permit authority to ensure you have all the necessary documents before submitting your application.
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Inspection process
The inspection process for obtaining a building permit in Western Australia involves several steps and requirements. Here is a detailed overview of the process:
Step 1: Determine Permit Requirements
Before initiating the inspection process, it is essential to determine whether a building permit is required for your specific project. In Western Australia, most building works require a permit unless specifically exempted. This includes construction, renovation, extension, or repair of a building or incidental structure. Contact your local government permit authority to seek advice and understand the specific requirements for your project.
Step 2: Engage a Building Surveyor
For certified building permit applications (BA1), typically required for commercial buildings, engaging a qualified building surveyor is often the first step. A registered building surveyor will assess your plans and issue a certificate of design compliance, certifying that your project meets the applicable building standards. A list of registered building surveyors can be found on the building commission website.
Step 3: Submit Application
Submit your building permit application to the relevant authority, which is usually your local council, shire, or city. The application form can be found on the building commission website. There are different types of applications, including certified (BA1) and uncertified (BA2), each with specific requirements and processing times. Ensure you submit the correct application type and provide all the necessary documentation.
Step 4: Technical Assessment
Once your application is lodged, it will undergo a technical assessment. For uncertified applications, a building surveyor employed by the local government will conduct this assessment and issue the certificate of design compliance. They will evaluate your plans to ensure they comply with the building standards and regulations.
Step 5: Site Inspections
Throughout the construction process, site inspections will be conducted to ensure compliance with approved plans and building standards. These inspections may include foundation inspections, framing inspections, and final completion inspections. It is important to notify the relevant permit authority within seven days of completing the work or reaching a specific stage of work as outlined in the permit.
Step 6: Obtain Occupancy Permit
For new buildings or significant renovations, an occupancy permit is required before the building can be occupied. The occupancy permit sets out the approved use of the building and its classification under the National Construction Code. Ensure you obtain all the necessary permits and approvals before occupying or using the completed structure.
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Frequently asked questions
Yes, a building permit is required for most construction works in Western Australia. This includes new homes, major renovations and certain structural changes. However, non-structural renovations and maintenance work that does not alter the structure are usually exempt.
To obtain a building permit, you must first lodge an application with the relevant permit authority for your area. The local government authorities or councils usually serve as the permit authority. You will need to fill out a BA1 form for a certified building permit or a BA2 form for an uncertified building permit. The application process may vary depending on your locality, so it is important to check with your local council.
Obtaining a building permit ensures your building plans comply with the Building Code of Australia and local council regulations. It provides peace of mind that your construction will be safe and properly carried out. Working with qualified professionals who understand the permit process can also save you time, money and help prevent compliance issues.
