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Building Permits from Another RBS

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If you are over dealing with Building Surveyor’s requests for further information or if you simply don’t have the time to deal with this time consuming process, we can take the pain away from you.

We are offering a new service in the industry where we will act as your agent in making an application for building permit with a Private Building Surveying company or through your Municipal Building Surveyor.  Our services include:

  • Preliminary design advice during the design of the project to ensure that it complies with the building regulations- ie negate design changes once final design is complete.
  • Applying for the building permit with your choice of Building Surveyor.
  • Applying for Report and Consent applications from relevant authorities.
  • Meet with fire engineer
  • Meet with Fire Brigade
  • Preparation of Regulation 309 applications with the relevant Fire Brigade
  • Preparation of Regulation 1003 applications at the time of Occupancy permit.
  • Obtain property information from council.
  • We can carry out bushfire assessments.
  • Engage consultants on your behalf.
  • Preparation of performance based assessments .
  • Carry out quality control inspections.
  • Provide building regulatory advice during construction phase.
  • Carry out pre-final inspections.
  • We have qualified building inspectors on staff who could carry out mandatory building inspections subject to acceptance of our certification by the relevant building surveyor.

 

What is our process?

  1. Complete our Building Consulting Application Form and we will send you a fee proposal.
  2. Once we have agreed on a fee and scope, we will take the application from you and deliver you with a Building Permit.

 

Timeframes

This will depend upon scope and size of the project

 

Forms

Performance Solutions

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A Performance Solution is an alternative way of complying with the Building Code of Australia (NCC).

The NCC is a performance based code.  One demonstrates compliance with the performance requirements by either complying with the prescriptive (deemed to satisfy) provisions of the Building Code, or by the preparation of a performance solution.  The Performance Solution may differ in whole or in part from the Deemed-to-Satisfy Provisions, but will still meet the Performance Requirements as long as it can be successfully demonstrated how this will be achieved.

Looking for alternative ways to comply with the Building Code of Australia?
BCA Performance Solutions has you covered with our expert advice and solutions.

Visit BCA Performance Solutions for a quote

BCA Performance Solutions is our new division that can assist in:

  • Preparing a Performance Solution for most Performance Requirements
  • Preparing a Performance Solution Design Brief
  • Certifying compliance with a Performance Solution that someone else has prepared

What is our process?

  1. Provide us with a detailed scope and upload documents in the form below
  2. We will provide you with a fee proposal for the relevant performance requirement.
  3. We will then prepare the performance solution design brief and report for acceptance by the Relevant Building Surveyor and issue it to you in draft form.
  4. Upon acceptance of the performance solution, we will issue you the final report.

Visit BCA Performance Solutions for a quote

  • Contact Details

  • Project Information

  • Supporting Documents

  • Other Documents

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A Performance Solution is an alternative way of complying with the Building Code of Australia (NCC).

The NCC is a performance based code.  One demonstrates compliance with the performance requirements by either complying with the prescriptive (deemed to satisfy) provisions of the Building Code, or by the preparation of a performance solution.  The Performance Solution may differ in whole or in part from the Deemed-to-Satisfy Provisions, but will still meet the Performance Requirements as long as it can be successfully demonstrated how this will be achieved.

We can:

  • Prepare a Performance Solution for most performance requirements in the BCA.
  • Prepare a Performance Solution Design Brief
  • Certify compliance with a performance solution that someone else has prepared.

We cannot issue a performance solution for a project where we are the appointed Relevant Building Surveyor.

 

What is our process?

  1. Provide us with a detailed scope and upload documents in the form below
  2. We will provide you with a fee proposal for the relevant performance requirement.
  3. We will then prepare the performance solution design brief and report for acceptance by the Relevant Building Surveyor and issue it to you in draft form.
  4. Upon acceptance of the performance solution, we will issue you the final report.

  • Contact Details

  • Project Information

  • Supporting Documents

  • Other Documents

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Building Appeals Board Comments

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The Building Appeals Board (BAB) is an independent statutory body established under the Building Act 1993.

The BAB is empowered to determine any matter relating to the Building Regulations 2018 (the Regulations), the Building Code of Australia 2006 and specified provisions of the Building Act 1993 (the Act).

The BAB hears appeals and disputes in relation to building control matters and can waive, modify or vary the provisions of particular regulations based upon the particular case. Furthermore, the BAB can determine that a particular design or element of a building complies with the Act and the Regulations.

The BAB provides services under three categories:

  • Disputes concerning the applicability of the regulations, adjoining property work and inspections
  • Review of the refusal of building and occupancy permits, report and consent of building regulations and building notices and/or building orders
  • Referrals and modifications on whether a design or element of the building complies with the Act or Regulations, or whether the provision of the regulations does not apply to a particular building. Modification Process

How can SP help?

Depending on your circumstances we may be able to help you put forward the best case to get a positive response. We would provide expert opinion and guidance to steer you through this process. We can make applications to the Building Appeals Board to:

  • Demonstrate compliance with the performance provisions of the NCC
  • Act as expert witness for disputes
  • Make application on behalf of the owner or builder to apply for a modification to the Building Regulations

 

What is our process?

Please complete our Building Consulting Application Form and we will get in contact with you to discuss this further.
Alternatively, please contact our office on 9790 1033.

 

Timeframes

Please phone our office to discuss this further as our process and timeframe will depend on your case.

Pre Development Advice

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Pre-development advice is where we provide building regulatory advice specifically for designers and developers. We work alongside your design team, including the Relevant Building Surveyor (RBS) to ensure that you have a smooth transition from prestart to construction. In Victoria, an RBS is not permitted to provide design advice.  It is therefore critical for major projects to have a design Building Surveyor as well as a certifying building surveyor.  Our service includes but is not limited to the following:

  • Preliminary advice with regards to design of buildings in order to meet the deemed to satisfy provisions of the building regulations (NCC)
  • Preliminary advice, in conjunction with the project fire engineer with regards to meeting the Performance Requirements of the NCC.
  • Attending design meetings with the design team.
  • Providing detailed review of all architectural drawings.
  • Providing design advice with respect to services required in a building.

 

What is our process?

  1. Complete our Building Consulting Application Form.
  2. We will send you a fee proposal.
  3. The process will vary as required to suit the project needs.

 

Timeframes

Within 5 business days we can provide complete pre-development advice.

 

Forms

Liquor Licence

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A report for maximum patron capacity is required to be submitted as part of your application to the Victorian Commission for Gambling and Liquor Regulation.
Patron capacity is the maximum number of patrons allowed on the licensed premises at any one time.

To determine the patron numbers for a facility, consideration of the following is required:

  • Planning permit from the local council
  • Occupancy permit
  • Sanitary facilities
  • Red line plan indicating where liquor can be supplied and consumed

What is our process?

  1. Carry out a site inspection
  2. Measure the internal areas and external areas available to the public
  3. Calculate the number of persons to be accommodated on the internal premises and any external areas based on a ratio of 0.75 m2 per person
  4. Provide a report confirming all areas and numbers as required by the Victorian Commission for Gambling and Liquor Regulation
  5. Make reference to the red line plan confirming all areas which formed a basis for the calculations

Submission

Please submit the information below or alternatively, contact our office on 9790 1033.
We will then provide you with a fee proposal within 24 hours.

Property Information

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When property is bought and sold it is necessary for information to be provided from the vendor (seller) to the purchaser. Information is often sourced from Council through the conveyancing services of solicitors dealing with the paperwork involved in buying and selling property.

Under sub-regulation 51 (1) of the Building Regulations 2018 any person may request:

  • Details of any permit (issued under the Building Act or predecessors), certificate of final inspection issued in the preceding 10 years
  • Details of any current statement issued under 64 (1) & 231 (2) of the Regulations
  • Any current notice, by the relevant building surveyor

Under sub-regulation 51 (2) of the Building Regulations 2018 information may be requested on whether land is in:

  • Land liable to flooding within the meaning of regulation 5 (2)
  • An area designated under regulation 150 as an area in which buildings are likely to be subject to infestation by termites
  • Designated bush fire prone area specified in a planning scheme
  • Area determined under regulation 152 to be likely to be subject to significant snowfalls
  • Designated land
  • Designated works

 

Planning Information

Planning information is written advice to Council which determines if a Planning Permit is required. Most building surveyors and designers will require this information prior finalizing any building approvals.

 

Legal Point of Discharge

A Legal Point of Discharge is the point which is specified by Council as the stormwater outlet point for an individual property, and may include connection to:

  • Council underground stormwater pipe or pit within Council land, an easement, or within road reserve
  • Kerb and channel (with an approved kerb adaptor)
  • A table (open/swale) drain
  • A Melbourne Water major drain, subject to Melbourne Water conditions

 

Sewer details

A Legal Point of Discharge is the point which is specified by Council as the stormwater outlet point for an individual property, and may include connection to:

  • Council underground stormwater pipe or pit within Council land, an easement, or within road reserve
  • Kerb and channel (with an approved kerb adaptor)
  • A table (open/swale) drain
  • A Melbourne Water major drain, subject to Melbourne Water conditions

 

What is our process?

  1. Complete our Building Consulting Application Form along with these documents:
    • Architectural drawings (only require for planning information)
    • Payment of fees
    • Title & Plan of Subdivision (no more than 60 days old). Obtain from Landata
  2. We prepare and send out the relevant applications forms to Council

 

Timeframes

SP will send out completed request to Council within 1 business day. We can’t guarantee the response time from Council as each Council is different. We will, however chase up Council on a weekly basis until such time that we receive the information.

 

Forms

Building Notices

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Illegal building works are building works which have been carried out without first having obtained a Building Permit. In such circumstances where Council has been made aware of the non-compliance, the Council will issue a Building Notice or Building Order to show cause why the works should not be demolished. At which point you will need to engage a Building Surveyor to determine if your illegally built structure is compliant or what works are required to be carried out in order to make the structure compliant.

What is our process?

You have received a Notice or Order from Council

SP Building Surveyors can provide a fee proposal to carry out an inspection of the as built structure and provide a report of its current condition.

Once an Inspection is carried out and report finalised

The building will meet one of these criteria:

  • The building complies outright in which we will issue a certification letter to Council.
  • The building will require rectification works outlined in the report. A Building Permit will be required for any further works.
  • The building is not compliant and significant changes / demolition will need to take place. At which point we may advise you it might be best to demolish your building.

What you may be required to do

  • Consult a registered draftsperson to obtain as built drawings and documenting all rectification works mentioned in our report.
  • Consult a registered engineer to provide comments and certification on any structural works. As built drawings and all rectification works may also be required.
  • Engage other consultants such as soil engineers, energy raters, bushfire assessors, etc to provide details of further works in order to achieve compliance.

PLEASE NOTE: You are not be permitted to carry out any further rectification works until such time that a building permit has been issued. We will need the above information prior to issuing a building permit. 

We can work to your timeframe

SP Building Surveyors can provide an inspection within 3 days of engagement and will provide a report within 7 days. We understand that these can be delicate matters in particular keeping to council time frames.

Submission

Please submit the information below with your Building Notice or alternatively, contact our office on 9790 1033.
We will then provide you with a fee proposal within 24 hours.

  • Please attached a selection of photos detailing the works that are the subject of the notice.

Illegal building works are building works which have been carried out without first having obtained a Building Permit. In such circumstances and where Council has been made aware of the non-compliance, the Council will issue a Building Notice to show cause why the works should not be demolished. At which point you will need to engage a Building Surveyor to see if your illegal built structure is compliant or what works are required to be carried out in order to make the works compliant.

 

What is our process?

After receiving a copy of the building notice along with our Building Consulting Application Form we will provide you with a fee proposal to carry out a site inspection and report.

From there your building will fit into one of the following categories

  1. Your building complies outright in which we will issue a certification letter to Council.
  2. Your building needs rectification works to make it comply. We will give you the option to obtain the building permit through our company.
  3. Your building is not compliant and significant changes / demolition will need to take place. At which point we may advise you it might be best to demolish your building.
  4. You will not be permitted to carry out any further rectification works until such time that a building permit has been issued for those works.
  5. Council will require you to engage a registered draftsperson to prepare drawings of the illegally built works. Where a building permit is required in order to rectify works, the draftsperson and/or Engineer will be required to document all rectification works for a building permit.

 

Timeframes

SP will send out one of our inspectors within 3 days. From there we will have our written report completed and emailed across to you within 7 days of the date of the site visit.

 

Forms

 

Submission

Please submit your information below with completed form and Building Notice or alternatively, contact our office on 9790 1033

 

  • Please attached a selection of photos detailing the works that are the subject of the notice.

Part 5 Siting Assessments

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What is a Part 5 Siting Assessment?

A Part 5 assessment is a review of the architectural drawings carried out by one of our trained technical staff which assesses your building design against the siting provisions of the Building Regulations.

Part 5 of the Building Regulations 2018 governs the siting of a single residential dwelling on an allotment.

Benefits of Part 5 Siting Assessment

With a Part 5 assessment, you will be notified of any potential issues which you may have with the location of your building on your allotment.

Having this prior to the preparation of final documents or even worse, building permit stage, prevents unnecessary delays when trying to obtain your building permit.

Relevant Content

A dedicated team experienced in preparing all types of applications, with expertise in all aspects of siting requirements.

Reduce your lead time

Report and consent applications may take weeks, even months to get through council.  Identifying these issues early will keep your clients projects moving.

Keeping your clients informed

We provide regular updates and status of where your job is at. We liaise with Council and provide you with their comments so your clients will be informed as your applications progresses.

Design Changes

We alert you of required design changes at schematic design stage and can save you money with design changes after all working drawings are complete.

Money Saving

Save you time and money with delays at building permit stage

Council

Take out the painful process of obtaining all necessary siting consents from Council

If your building does not comply with siting provisions of the Regulations, we can apply for a Report and Consent

Need a Performance Solution?

A Performance Solution is an alternative way of complying with the Building Code of Australia (NCC) and now becoming an increasingly common addition to a project.

Performance Solutions Enquire Now

Part 5 Siting Assessment Timeframes

Typical Duration

Part 5 assessments

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Within 3 days of receiving documents, we will complete a Part 5 assessment of your project that will identify any non compliances with the Building Regulations.

You can either redesign your building to achieve compliance, or proceed to a Report and Consent from council.

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3 days

Report and Consent

Within 3 days of identifying the non compliances and with your approval, we can formulate a Report and Consent Application to submit to Council.

We will present arguments based on the surrounding neighbourhood context to justify why it is reasonable to vary the regulation and allow your design to remain.

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Within 3 days of your consent

Council Updates

We consult with Council’s weekly to follow up the status of outstanding applications and monitor any responses from neighbours where we have been advised to request their comments.

With our regular contact with local councils, we can advise on expected wait times and their success rate. This also gives yourselves and the client up to date information on how the project is progressing.

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Weekly

Appeals

In the event that your report and consent application is refused, we can assist with Appeals to the council.

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Ongoing

What does this mean for you?

  • Experience

    Our experienced and knowledgeable team can provide up to date regulatory advice.

  • Results

    Over 4000+ successful approved applications through council.

    On the rare occasion that an application is refused, our team can provide design advice tailored to the specific guidelines of the development or municipality.

  • Network

    We work with and service some of Victoria’s largest builders and have continued to provide a solutions orientated approach to consulting.

  • Education

    Our team can provide further education to your team to enable improved design and results for your clients.

  • Compliance

    Ensure that your projects are compliant. This can save time on obtaining your permits, assurance that your design actually works, save potential  future litigation where all parties miss matters of compliance.

Why?

Training

Our team provide ongoing support, training and communication to educate and inform your team to continually update you on the Part 5 process.

Savings

The cost saving benefits of identifying and resolving design issues as early as possible ensure the project minimises delays at all stages and keeps the job moving.

Solutions

Our solutions orientated approach ensures we provide succinct and accurate information to remain at the forefront of building regulatory services.

To get started, please provide us with your project and contact details and we will get back to you with an assessment.

  • Contact Details

  • Project Information

  • Supporting Documents

  • Other Documents

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We ask that you check the following list and only provide us with plans once you have ticked each and every box:

  • Copy of Title and Plan of Sub Division
  • Property and Planning Information
  • Site plan drawn to scale 1:500 min
  • Elevations of the building with wall heights of each and every section of the building clearly articulated – including maximum and average height for walls on boundary
  • Setback distances from all boundaries – front, side and rear
  • Overall building height
  • Floor plans
  • Setback distances of each adjoining building
  • Types of fencing to each dwelling on each adjoining allotment
  • Shadow diagrams of each adjoining allotment
  • Overlooking diagrams
  • Nominate windows on adjoining properties as habitable or non-habitable

 

Report and Consent – Non Siting

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Report and Consent is required where your property is within an area that Council deem to be subject to flooding, special building overlay, not within a sewered area or when you are extending or projecting your building over an easement and or occupying the footpath. As soon as you are building within these areas you need Report and Consent from the relevant Council

Report and Consent Applications for non-siting matters includes issues outlined in the Building Regulations such as:

Report and Consent Regulations
130 Build over easement consent
116 Precautions over a street (more information)
153 Construction of buildings on land liable to flooding (more information)
154 Building on designated land

If your design does not comply with the Building Regulations we can apply to council on your behalf to vary this.

 

What is our process?

  1. Complete our Building Consulting Application Form accompanied with these documents
    • Title & Plan of Subdivision (no more than 60 days old). Obtain from Landata
    • Architectural drawings with finished floor level in AHD (Australian Height Datum)
    • Payment of fees
  2. We will then complete our assessment, write a report and submit this to council. We may ask you for additional documents to strengthen your application.
  3. Submit the application to Council
  4. Contact Council to see the status of the application
  5. Wait for a response. Time frames will depend on the local Council.

Time frames

SP will send out completed reports to Council within 3 days of receiving all the required documentation. (Note: documents will vary between Council) it is in your best interest to submit completed applications to help your case.

Forms

Report and Consent

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A Report and Consent is a variation to the Building Regulations. When an aspect of your building is contrary to Part 5 of the Building Regulations you may apply to the local Council to have your building approved without complying with the relevant clauses of the Building Regulations.

 

What is our process?

  1. Complete our Building Consulting Application Form accompanied with these documents
  2. We will then complete our assessment, write a report and submit this to council. We may ask you for additional documents to strengthen your application
  3. Submit the application to Council
  4. Wait for a response. Timeframes will depend on the local Council
  5. Follow up Council on a weekly basis and provide a update on the status of the application
  6. Get the result from Council

 

Time frames

SP will send out completed reports to Council within 3 days of receiving all the required documentation, (note: documents will vary between Council). It is in your best interest to submit completed applications to help your case.

Forms