Do You Need a Permit to Renovate in Victoria?
Permits are the part of renovating that causes the most confusion — and the most expensive mistakes when skipped. This guide explains, in plain English, when a Victorian renovation needs approval, when it doesn't, and who actually issues permits.
Important: this is general information, not legal advice. Rules are applied by individual councils and registered building surveyors, and they change. Always confirm your specific project before work starts.
Building permit vs planning permit
These are two different things and a project can need one, both, or neither.
- A building permit is about how you build — structural safety, waterproofing, energy and compliance with the building code. Issued by a registered building surveyor.
- A planning permit is about what and where you build — how a change affects the neighbourhood, overlays, heritage and setbacks. Issued through your local council.
Work that generally needs a building permit
- Home extensions and adding rooms.
- Removing or altering load-bearing (structural) walls.
- New garages, carports and many sheds.
- Decks and verandahs above a certain height off the ground.
- Re-stumping or underpinning.
- Significant plumbing or drainage changes.
Work that generally does not
Most cosmetic work is exempt, which is why a lot of kitchen and bathroom refreshes proceed without a building permit.
- Repainting, re-flooring and re-tiling.
- Like-for-like cabinetry, vanity and fixture replacement.
- Minor repairs and maintenance.
- Some low, ground-level decks below the height threshold (confirm this — it's the one people get wrong).
Wet areas and waterproofing
Even when a full permit isn't required, waterproofing in bathrooms, ensuites and laundries must be done to the Australian Standard (AS/NZS 3740) and certified. This protects your home and is checked at resale — never treat it as optional.
Decks and pergolas — the grey area
Decks are the most common source of confusion. As a rule of thumb, low decks close to the ground are often exempt, while decks above a set height, or those attached to the dwelling, usually need a building permit — and sometimes a planning permit depending on your overlays. Because the thresholds are specific and council-dependent, always check before you build rather than after.
Who issues permits, and who can help
Building permits are issued by registered building surveyors; planning permits go through your local council (for example Wyndham City, Casey, Greater Dandenong, Frankston or Cardinia Shire). A good renovation builder assesses what your project needs and manages the applications for you — at Konntey, permit assessment is part of every quote at no extra cost. You can also verify any builder's registration through the Building and Plumbing Commission (BPC).
Key Takeaways
- Building permits cover how you build; planning permits cover what and where — a project may need one, both or neither.
- Extensions, structural changes, garages and higher decks generally need a building permit.
- Most cosmetic refreshes don't — but waterproofing must always be certified.
- Decks are the classic grey area: always confirm the height threshold with a surveyor first.
This guide is general information for Melbourne homeowners, not legal or financial advice. Costs are indicative and vary by project. Always confirm permit and compliance requirements with your council, a registered building surveyor, or the Building and Plumbing Commission before starting work.