Do You Need a Permit to Renovate in Victoria?
Last updated: September 2026 · Melbourne/Victoria guidance
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.
- Some trades carry their own separate requirements — for example, plumbing and electrical work must be done by licensed practitioners, whether or not a building permit is needed.
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 built on a structural subfloor (stumps, bearers and joists), and verandahs.
- 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.
Wet areas and waterproofing
Even when a building permit isn't required, waterproofing in bathrooms, ensuites and laundries must meet the National Construction Code, which references the Australian Standard AS 3740 (Waterproofing of domestic wet areas). This protects your home from hidden water damage — never treat it as optional. Ask your builder which waterproofing system will be used, who will install it, and what written record you'll receive.
Decks and pergolas — the grey area
Decks are the most common source of confusion, and the deciding question is usually how the deck is built rather than simply how high it is. A deck built on a structural subfloor — stumps or footings carrying bearers and joists — generally needs a building permit. Decking boards laid directly onto an existing surface, such as a concrete slab, are treated differently.
Pergolas, verandahs and other roofed structures have their own rules, and any outdoor structure may also need a planning permit depending on your overlays. Wyndham City and the Building and Plumbing Commission both publish guidance (linked below), but the only reliable answer for your project comes from a registered building surveyor — check before you build, not after.
Who issues permits, and who can help
Building permits are issued by registered building surveyors. As the owner, you can appoint a private building surveyor or use your council's municipal building surveyor — and you should appoint them yourself rather than leaving the choice entirely to the builder. 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 coordinates the paperwork with your surveyor and council — at Konntey, permit assessment is part of every quote at no extra cost. You can also check any builder's registration on the Building and Plumbing Commission (BPC) public register.
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 decks on a structural subfloor generally need a building permit.
- Most cosmetic refreshes don't need a building permit — but wet-area waterproofing must still meet the building code.
- For decks, what matters is how the deck is built, not a single height rule — confirm with a registered building surveyor first.
- You, as the owner, can choose and appoint the building surveyor.
Official sources
Keep reading
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.