Inspections and certifications

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Building approvals  

Following the approval of your Development Application, it is mandatory to obtain a Construction Certificate before you start building.

An exception to this requirement applies if approval has been granted under Complying Development, as this pathway integrates both planning and building approvals. Below is an overview of the two applications.  

Construction certificates (CC)

A Construction Certificate (CC) is a crucial document required before starting any building work on a development that has already received development consent (DA).  

A Construction Certificate ensures that the building plans and specifications comply with the National Construction Code (NCC) and Australian Standards.

Issuance

  • Who Issues It: A Construction Certificate can be issued by either the local council or an accredited certifier. 

  • When It’s Needed: It is required after development consent has been granted but before any construction work begins. 

Requirements

To obtain a Construction Certificate, you need to provide: 

  • Detailed Plans and Specifications: These must demonstrate compliance with the National Construction Code and any conditions of the development consent. 

  • Engineering Details: Structural details and other engineering aspects must be included. 

  • Compliance with Conditions: All conditions of the development consent must be addressed. 

  • BASIX Certificate - A BASIX Certificate (Building Sustainability Index) is a planning requirement in New South Wales designed to ensure that new residential buildings and significant renovations (valued over $50,000) meet sustainability targets.   

Process

  1. Application: Submit an application on the NSW Planning Portal to council or an accredited certifier with all required documentation. 

  2. Assessment: The certifier assesses the plans and specifications to ensure they meet the National Construction Code (NCC) and other relevant standards. 

  3.  Approval: If everything is in order, the Construction Certificate is issued, allowing construction to commence. 

Complying development certificate (CDC)

Complying Development is a streamlined approval process for straightforward residential, commercial, and industrial projects.  

This process combines both planning and construction approvals, allowing for faster determinations by either a council or an accredited certifier. In the Armidale Regional Local Government Area houses and sheds fall under Part 3D The Inland Code. 

Issuance

Who Issues It: A Complying Development Certificate can be issued by either council or an accredited certifier.

Requirements

  • Engineering Details: Structural details and other engineering aspects must be included. 

  • BASIX Certificate - A BASIX Certificate (Building Sustainability Index) is a planning requirement in New South Wales designed to ensure that new residential buildings and significant renovations (valued over $50,000) meet sustainability targets.   

  • Detailed Plans and Specifications: These must demonstrate compliance with the National Construction Code and any conditions of the development consent.

Process

  1. Application: Submit an application on the NSW Planning Portal to council or an accredited certifier with all required documentation. 

  2. Assessment: The certifier assesses the plans and specifications to ensure they meet the National Construction Code (NCC) and other relevant standards. 

  3.  Approval: If everything is in order, the Complying Development Certificate is issued, allowing construction to commence. 

 

Next steps

Once your approval has been obtained and you are ready to start construction, the process can be broken down into 3 stages. These are Stage 1- prior to works commencing, Stage 2 during construction and Stage 3 prior to occupation. Below is an overview of these stages.

Stage 1 Prior to Works Commencing

Prior to works commencing on site, please ensure that you undertake the following steps: 

  1. Apply for a new ‘post consent certificate’ on the NSW Planning Portal to register when building work will commence and advising who the Principal Certifying is (building inspector).

  2. Supply a copy of the licensed builders HBCF insurance (if works are valued over $20,000) OR a copy of the Owners Builders Permit (if works are valued over $10,000).

Stage 2 During Construction

The Building Development team will undertake inspections of the work during the construction of your project and prior to issuing an Occupation Certificate. This is undertaken to ascertain compliance of specified stages of construction with the Development Consent, Construction Certificate and/or Complying Development Certificate, Building Code of Australia and relevant Australian Standards.

Durning the construction process, it is your responsibility to ensure that the following inspections are booked.

  • After excavation for, and prior to the placement of, any footings.
  • Before pouring an in-situ reinforced concrete building element.
  • Before covering the framework for a floor, wall, roof or other building element.
  • Prior to the covering of any waterproofing in any wet areas.
  • Before covering stormwater drainage connections.
  • After the building work is completed and before an occupation certificate is issued for the building (the final critical stage inspection).

Truss design, frame bracing, and tie-down details are to be provided before or are to be on site at the time of the frame inspection – the frame and truss manufacturer should provide this documentation.

Who Conducts the Inspections: The inspections must be carried out by the principal certifier, or another certifier agreed upon by the principal certifier.

Stage 3 – Prior to Occupation

At the completion of your project and prior to conducting the final inspection, you MUST apply for an Occupation Certificate through the NSW Planning Portal. This application is essential for the certifier to issue a BASIX Completion receipt, as mandated by Clause 45 of the Environmental Planning and Assessment (Development Certification and Fire Safety) Regulation 2021.

Before a registered certifier issues an Occupation Certificate, they may require compliance certificates for various elements or stages of construction. These certificates verify that the contractor or manufacturer has installed and constructed each component of the building in accordance with the National Construction Code and Australian Standards. Below is a list certificates that may be applicable to your project.

 

Certificate To reference/supplied by
Basix Completion Principal Contractor
Frame and roof trusses (prefabricated) Principal Contractor/Supplier
Glazing AS 1288-2021- Shower screen manufacturer/installer
Windows and external doors AS 2047-2014, AS 1288-2021 AS 1170.2-2021- Window manufacturer
Plumbing and drainage certificate of compliance Issued from ARC (to be supplied from principal contractor to certifier)
Ramp and stairway construction- Slip resistance ABCB Housing Provisions Part 11.2.4 and AS 4586-2013- Principal Contractor
Wet area flashing ABCB Housing Provisions Part 10.2 and AS 3740-2021- Installer
Termite risk management AS 3660.1-2014- Installer
Bushfire construction requirements AS 3959-2018- Principal contractor
Firewall installation ABCB Housing Provisions Part 9.2 or 9.3- Principal Contractor
Separating wall- Sound insulation ABCB Housing Provisions Part 10.7- Principal Contractor
Smoke alarm ABCB Housing Provisions Part 9.5 & AS 3786-2014- Licensed Electrician
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