Building your home
Before you start your build
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There are steps you’ll need to take before you start the build, such as applying for a construction certificate, appointing a principal certifier and getting approval from your lender to start construction.
Apply for a construction certificate
Before building starts, you’ll need to apply for a construction certificate. You do this once you get development consent.
This certificate confirms that the construction plans and development specifications comply with the Building Code of Australia and other council requirements.
To apply, you’ll need:
- approved development consent from your local council
- issued for construction designs info. If issued for construction designs are followed, this allows the builder to comply with the Building Code of Australia and development consent. from your builder or designer
- to have met all requirements council placed on your development consent
- to provide details of the work, such as construction plans and development specifications.
You can choose to get a construction certificate from:
- your local council
- an individual registered certifier (commonly known as a private certifier), or
- a registered body corporate (certification company).
You’ll need to pay to get this certificate.
Step-by-step guide: how to submit an application for a construction certificate
What a certifier does
Registered certifiers assess the compliance of building work with development consent and the Building Code of Australia and are responsible for issuing certain construction certificates. They are regulated by NSW Fair Trading.
Certifiers are independent regulators and do not work for builders or developers. A certifier can only issue certificates if all legislative requirements are met.
Before appointing a registered certifier:
- check they have the right class of registration so they can work on your type of building work
- check that the certifier’s registration and insurance are current
- look up their name on the NSW Fair Trading disciplinary register, which is separate to the certifier register
- read the contract for certification work carefully to understand what the certifier is responsible for and what you are.
If you choose an individual registered certifier or a registered body corporate, the certifier must be registered in one of the following classes:
- building surveyor unrestricted
- building surveyor restricted (all classes of building), or
- building surveyor restricted (class 1 and 10 buildings).
If you choose a certification company:
- the company must be a registered body corporate, and
- the individual building surveyor who carries out the work (on behalf of the company) must hold the appropriate individual registration.
Choosing a principal certifier
You must appoint a principal certifier if your development needs approval, such as a development application (DA) or complying development certificate (CDC).
A principal certifier can be from:
- your local council
- a registered building surveyor, or
- a registered body corporate (certification company).
You as the owner must engage the principal certifier, not your builder. You can use the same person or firm that issued your construction certificate, but you do not have to.
If the principal certifier is not council, your principal certifier will need to inform council of their appointment. This must be done at least 2 days before the building work starts.
For more information on certifier costs when building a project home, see End-to-end project home costs.
The role of a principal certifier
The principal certifier will work with you during the construction process and issue you an occupation certificate when the work is completed.
To do this, they will carry out mandatory inspections throughout the build to make sure the building is safe to occupy. They may also carry out additional inspections, depending on the project.
A principal certifier can also request further documentation to make sure the build complies with the development consent and the construction certificate.
If the certifier is aware of non-compliance during the build, they must:
- issue a written direction to comply
- refer it to local council if non-compliance continues.
After the final inspection, the certifier will issue an occupation certificate if all requirements are met.
The principal certifier's role is to check the building is suitable for occupation. This is different from, for example, guaranteeing the quality of fittings and finishes.
Check with the principal certifier what they’ll charge before you appoint them. They set their own fees, depending on the size and complexity of the project.
Payment is required before any certification work begins.
Your builder is not allowed to appoint or influence your choice of certifier.
Getting approval from your lender to start construction
Your bank or lender will need to formally approve that your construction can begin.
Once they have approved the loan and received all your construction documentation, they will send you and your builder a formal commencement letter to allow building of your home to start.
Have you checked?
- You’ve applied for a construction certificate once you have development consent
- You’ve checked that any certifier you want to hire has the right class of registration for the work
- You've appointed a principal certifier and they have notified local council (if the principal certifier is not council)
- Your lender has approved construction to start