Construction Certificates

Lodging a Construction Certificate Application

A Construction Certificate application must be lodged through the NSW Planning Portal (Portal) and accompanied by a completed Construction Certificate – Description of Works & Checklist (PDF, 219.5 KB) and Contract for Certification Services (PDF, 275.7 KB) form. Building work cannot begin until the certificate has been approved.

The application will be assessed to ensure the proposed works:

• are consistent with the approved development consent, and
• comply with the relevant requirements of the National Construction Code (for building work)

Before lodgement, it is strongly recommended that you read the Construction Certificate Preparation and Lodgement Guide (PDF, 270.6 KB).

You can find more information on how to lodge applications on our Applying for Development webpage.

Contract for Certification Services

A Contract for Certification Services must be completed and submitted when lodging a Construction Certificate or Complying Development Certificate application.

Please download and complete the Contract for Certification Services form (PDF, 275.7 KB) and once completed, upload the signed form through the portal as part of your application submission.

Important: The appointment of a Principal Certifier must be made by the landowner. A contractor or other person carrying out the work cannot appoint the Principal Certifier unless they have the consent of the person who owns the land, or they are also the owner of the land on which the work is being undertaken.

Once lodged, your construction certificate application goes through an initial review and is assigned to a building surveyor. Council then checks that your construction certificate application:

• complies with the National Construction Code (NCC)
• is consistent with the plans approved under the development consent
• complies with the conditions of the development consent
• complies with any BASIX commitments
• complies with any relevant constraint (bushfire, flooding) provisions
• complies with other construction certificate submission requirements

You will be advised if further information is required prior to determination of the construction certificate.

If applicable to your application, the following items are required prior to issue of a construction certificate. You can submit the information at any time prior to determination to prevent delay in the issuing of your approval.

Builder's details

Council requires the builder's name, address and NSW licence number for all residential work exceeding $5,000.

Long Service Levy

The NSW Government has put a levy on all building and construction work valued at $250,000 or more (inclusive of GST). The levy rate is 0.25% of the total cost of the work as determined by the consent/certifying authority. The building applicant or the person for whom the work is being done is liable to pay the levy.

Payment of the Long service levy can be made through the Service NSW website and evidence of payment is to be uploaded to the construction certificate application before the certificate can be issued.

If you are an owner-builder, nonprofit organisation, or church you may be eligible for a partial exemption of up to 50% of the levy payable. The exemption is calculated on the content of voluntary labour performed.

Section 7.11, 7.12 and 64 Contributions

Section 7.11, 7.12 and 64 contributions will be identified in the development consent for certain proposals. These are required to be paid prior to release of the construction certificate. For additional information please see our Infrastructure Contributions webpage.

Compliance with conditions of consent

It is important to carefully read your development consent documentation and ensure that all required conditions have been met prior to you lodging your construction certificate application with Council. Council will not issue the construction certificate until these specific conditions have been satisfied.

A Statement of Compliance is a written document listing these conditions and including a statement of how each condition has been complied with. This statement must be submitted with all construction certificate applications (refer to the Construction Certificate Preparation and Lodgement Guide (PDF, 270.6 KB) and the Construction Certificate Checklist (PDF, 219.5 KB) for further information).

Once Council has assessed your application and confirmed it meets all building requirements and aligns with your development consent, you will receive a formal determination and a construction certificate. This will be issued under the Environmental Planning and Assessment Act 1979 and will include stamped, approved plans and specifications.

You will also be sent a Notice of Commencement of Building Work Form (PDF, 184.9 KB). This form is required to be submitted to Council via the NSW Planning Portal Principal Certifier (PC) Appointment Application at least two (2) days before any building work starts.

What should I do before any work begins?

1. Read the development consent and comply with the relevant conditions.
2. Make sure there is an approved construction certificate
3. Make sure a Principal Certifier (PC) has been appointed. A PC means the authority (Council) or accredited person appointed to carry out inspections and issue occupation certificates. Note: Only Council is authorised to carry out plumbing and sanitary drainage inspections.
4. Make sure your Notice of Commencement of Building Work Form (PDF, 184.9 KB) has been submitted at least two (2) days before work starts.
5. Obtain all relevant permits and other approvals.
6. Make sure the builder's toilet is available in accordance with SafeWork requirements.
7. Ensure all environmental controls are in place e.g. sediment fence; hoardings; dust control. The environmental issues you must consider when demolishing, excavating or building are:
   1. protecting heritage items and contributory buildings
   2. occupational health and safety and public safety
   3. good site management including waste management
   4. preventing erosion and controlling sediments
   5. limiting hours of work to mitigate noise impacts on neighbours
   6. limiting hours of work to mitigate traffic and parking impacts on neighbours
   7. timing deliveries to mitigate traffic and parking impacts on neighbours
   8. provision for storage including chemical storage
8. Visit the SafeWork and Office of Environment and Heritage websites
9. Make sure provisions have been made for construction waste
10. Tell the neighbours you are about to start work and if an excavation is proposed below the level of the footings of a building on an adjoining allotment the notice must be given in writing to the owner at least seven (7) days before excavation commences.

Home Building Compensation Fund

If residential building work valued at more than $20,000 is being carried out by a licensed builder or contractor, a copy of the Home Building Compensation Fund (HBCF) insurance certificate must be provided before building work commences.

If available, the certificate can be submitted with your Construction Certificate application. Otherwise, it must be uploaded through the NSW Planning Portal when appointing the Principal Certifier.

Owner-Builder Permit

If you are carrying out residential building work as an owner-builder, a copy of your Owner-Builder Permit must be provided before work commences. Owner-Builder Permits are generally required for residential building work valued at more than $10,000.

If available, the permit can be submitted with your Construction Certificate application. Otherwise, it must be uploaded through the NSW Planning Portal when appointing the Principal Certifier.

How do I organise a building inspection?

Bookings for inspections may be arranged by contacting the Development Assessment and Building Certification team 48 hours prior to the required inspections.

You can book an inspection by calling 1300 292 442 between 8.30am and 5.00pm Monday to Friday. To book an inspection it will be necessary to have the following information ready:

• The Council construction certificate number for the work
• Job site address
• The type of inspection required e.g. slab, frame, etc.
• The date and time the inspection is required
• The name of the person requiring the inspection and their contact number

Note: Ensure that you continue to monitor the conditions of your consent during the various stages of construction.

What do I do when work is completed?

Before a new building, or part of a building, can be occupied or used, an Occupation Certificate must be issued by the Principal Certifier. An Occupation Certificate confirms that the building work has been completed in accordance with the relevant approvals and is suitable for occupation or use.

Applications and supporting documentation are submitted through the NSW Planning Portal. Once all required inspections and certification requirements have been satisfied, the Principal Certifier will assess the application and, if appropriate, issue the Occupation Certificate.

It is an offence to occupy or use a building without a required Occupation Certificate.

Find out more about Occupation Certificates, application requirements and supporting documentation.