Steps to Building
At Thompson Sustainable Homes we are here to guide you through the steps to building a new home and ensure the process is as smooth as possible. These Documents will provide you with an overview of what these steps are and the building approvals process.
Sunshine Coast Building Approvals
Before starting construction on most types of domestic building work a building permit is required. This can be obtained from either council or a private building certifier.
The building permit will state which inspections are required and what must be inspected. The council or private certifier who issued the permit is responsible for carrying out these inspections.
Both council building certifiers and private building certifiers must be registered with the Building Services Authority (BSA) as accredited building certifiers.
For enquiries about whether a building permit is required, how to apply for a building permit or the standards applicable to building work contact either council or a private building certifier.
Role of a building certifier
A building certifier is responsible for assessing whether proposed building work complies with the Building Act and associated standards. The building certifier who issued the building permit must also carry out certain inspections to determine if the building work complies with the approval.
A private certifier cannot issue a building permit until the council issues all other necessary approvals, such as a preliminary approval under the planning scheme for a reduction of a minimum building setback from a boundary.
When building permits are required
Some minor building work does not require a building permit. When in doubt as to whether a building permit is required, enquiries should be made through the Council or a private building certifier.
Work that is self-assessable
Some minor building work is deemed to be self-assessable. While a building permit is not required, the owner is responsible to ensure it complies with any applicable standards, such as structural sufficiency, size limits and planning scheme or Queensland Development Code. Examples of self-assessable building work include:
- a small tool shed, stable, fowl house, unroofed pergola, lawn locker, gazebo, unroofed deck not higher than 1 m above natural ground level, greenhouse, fuel shed or the like up to 10 sq m in area and 2.4 m in height and not longer than 5 m
- a 1 m high retaining wall (providing no loads are imposed above it, such as a building or driveway)
- a fence not more than 2 m high (but not including swimming pool fencing)
- attaching minor attachments like sunhoods projecting no more than 1m from the building, sun blinds and roof ventilators.
Work that is exempt
Some building work is deemed exempt. Exempt building work does not require a building permit and the owner does not have to meet minimum building standards.
Some exempt building work may, however, require approval under the council's applicable planning scheme. Owners are responsible for complying with the planning scheme and should make enquiries with council before starting any work.
Exempt building work applies to minor structures and includes:
- attaching sunhoods to an existing building, if each sunhood is less than 2 metres squared
- the construction of playground equipment, garden furniture, minor plant covers and the like not more than 3 metres high.
Building inspections
When a building permit is given, a condition of the approval will require that certain mandatory inspections must be carried out.
Once the building work reaches a stage where the work can be inspected, the builder must give the building certifier notice, advising that building work has been carried out to a stage where inspection can take place.
The purpose of the inspections is to ensure that the building work is being carried out in accordance with the building permit and relevant building standards.
Building inspections for the construction of a dwelling must be performed at the following stages:
- after excavation of foundation material and before the footings for the building are laid; and
- if the building is to have a slab—after the placement of formwork and steel for the slab but before the concrete for the slab is poured; and
- to the extent the bracing for the frame of the building consists of cladding or lining—after the cladding or lining has been fixed to the frame; and
- to the extent the bracing for the frame of the building does not consist of cladding or lining—before the cladding or lining is fixed to the frame; and
- if reinforced masonry construction is used for the frame of the building—before the wall cavities are filled; and
- at the completion of all aspects of the work.
In addition to these building inspections, there are also mandatory plumbing and drainage inspections.
Documentation
The following documentation is required for an average dwelling. A requirement for more or less information is dependent upon the actual works proposed. You should contact your chosen certifier for the exact requirements.
- portable long service receipt for works $80,000 and over
- completed application Form ‘A’ and ‘B’
- builders insurance confirmation letter to be sighted/owner-builder number sighted.
Three (3) copies of the following:-
- site plan.
- cross section through the dwelling
- elevations
- floor plan for each level, including location of smoke alarms.
- bracing calculations for each level
- tie down schedules
- timber framing schedule
- floor framing details
- engineers design certification if the structure has steel members or manufacturer’s details with engineer certification
- soil investigation report
- engineers footing/slab design, complete with design certificate
- stormwater plan showing location of downpipes, underground drainage lines and location of outlet
- retaining wall details. Note: if retaining walls exceed 1.0 m in height or are within 1.5 m of another building or retaining wall and engineer’s design for the structure will be required
- truss design certification and truss plan if required (if available).
For more information, please read this Step by Step Home Buyer's Guide published by Investa Property Group.
DISCLAIMER
Sunshine Coast Regional Council shall not be liable to any person under any circumstances whatsoever, arising by virtue of a claim for breach of warranty (express or implied), tort (including negligence), strict liability or otherwise for actual, incidental, contingent, special or consequential damages lost profits or revenues arising directly or indirectly or out of (but not restricted to) any claim arising out of the inaccuracy of any information contained in this documenation.
Any person investigating any issues addressed in this publication should seek their own independent legal and/or technical advice and consult Council on specific matters relating to their property and any constraints thereon.
