To get an owner-builder building permit in Victoria for domestic building work worth more than $20,000, you first need a certificate of consent from the Building and Plumbing Commission (BPC), and the value includes labour as well as materials. You still need a building permit from a registered building surveyor, you must notify the surveyor at each mandatory inspection stage, and extra obligations apply if you sell within six and a half years.
The threshold rose from $16,000 to $20,000 as part of the reforms that started on 1 July 2026, so some older guides and council pages are now out of date. This guide explains the whole pathway, from eligibility to selling.
What is an owner-builder?
An owner-builder is someone who takes responsibility for domestic building work on their own land. You don’t have to swing every hammer, but legally you are the builder. That means you’re responsible for:
- obtaining and complying with the building permit, and paying the building permit levy;
- supervising or doing the work and making sure it complies with the regulations;
- notifying the building surveyor at each mandatory inspection stage;
- site and worker safety, because your property may become a workplace under occupational health and safety laws;
- fixing defects or non-compliances in the work for 10 years from completion; and
- arranging insurance and a defects report if you sell within six and a half years.
When do you need a certificate of consent?
You need a certificate of consent if the domestic building work on land you own is valued at more than $20,000. The value includes labour and materials and is the estimated cost if you engaged a registered builder, so doing the work yourself doesn’t reduce it. A small deck or garden shed may come in under the threshold, while an extension or a new home will almost always be well over it.
You don’t need a certificate of consent if:
- the work is valued at $20,000 or less;
- the work isn’t domestic building work;
- a registered building practitioner is engaged and named on the building permit to carry out the work; or
- the work is required by an emergency order, building notice or building order.
Even below the threshold, you still need a building permit unless the work is exempt. See the BPC’s certificate of consent page for the official detail.
Who is eligible to be an owner-builder?
The BPC’s eligibility criteria require that you:
- own the land, or are a director of a company or beneficiary of a trust that owns it;
- are building or renovating a single dwelling, or ancillary structures such as a garage, shed, pool, spa, fence, pergola or retaining wall;
- live, or intend to live, in the dwelling, unless it’s a small second dwelling;
- haven’t been issued a building permit as an owner-builder for a different property in the previous five years, unless the project is a small second dwelling or the BPC grants an exemption for special circumstances such as hardship;
- aren’t in the business of building; and
- haven’t previously sold an owner-built home without the required insurance.
Owner-builders also can’t carry out demolition work, subfloor work such as re-stumping or re-blocking, or relocate a home.
How do you apply for a certificate of consent?
- Pass the eLearning assessment. It’s mandatory, and the BPC’s owner-builder study guide covers what you need to know. It runs on a desktop or laptop, not a phone.
- Complete construction induction training. This is the “white card” course, and you’ll need evidence of it.
- Gather your documents. Photo ID and proof of ownership (a Registered Search Statement or Certificate of Title produced within seven days of applying), plus extra documents if the land is co-owned or held by a company or trust. A site plan, floor plan or planning permit may be requested.
- Apply online through the BPC’s VBA360 portal and pay the non-refundable application fee.
- Allow time for assessment. The BPC says a complete application takes about 45 business days.
A certificate of consent is valid for 12 months from issue or, once you obtain a building permit, until that permit lapses. If your application is refused, you can apply to VCAT within 60 days of the decision letter. Given the processing time, apply well before you want to start.
Does an owner-builder in Victoria still need a building permit?
Yes. A certificate of consent is not a building permit. Once you have it, you appoint a building surveyor, municipal or private, for the whole project and apply for the building permit, naming yourself as the owner-builder.
The surveyor assesses your plans, engineering and reports against the Building Regulations and the National Construction Code, then issues the permit with its conditions and mandatory notification stages. If your project also needs a planning permit, get that from council first.
Mandatory inspections for owner-builders
As the builder named on the permit, you must notify the building surveyor when each mandatory notification stage is reached, typically footings, reinforcement before a slab pour, frame and final. Don’t cover work until it has been inspected. If something doesn’t comply, the direction to fix is issued to you as the builder, and you’ll need to fix it within the time allowed. Our guide to mandatory building inspections in Victoria explains each stage.
At the end, the surveyor issues an occupancy permit or a certificate of final inspection, as specified in your permit. Keep it safe, because its date starts the clock on your obligations if you sell.
Managing trades and registered practitioners
- Licensed trades: always use licensed electricians and plumbers, and a licensed asbestos removalist if asbestos needs removing. Don’t do this work yourself unless you hold the relevant licence.
- Contracts: if you engage a registered builder for work over $10,000, you’ll need a major domestic building contract unless a single-trade exemption applies, and home warranty cover must be in place for their work over $20,000.
- Don’t be a front: if an unregistered builder asks you to pose as an owner-builder, say no. You would carry the legal responsibility for their work, including to future owners.
- Safety: your site may be a workplace under OHS laws, so manage site safety and access.
- Records: keep contracts, receipts, compliance certificates, engineering sign-offs and inspection results. You’ll need them for the final inspection and if you sell.
Selling an owner-built home within six and a half years
If you sell within six years and six months of the date of the occupancy permit or certificate of final inspection, the BPC says you must:
- obtain a defects inspection report that complies with section 137B of the Building Act 1993, from a prescribed practitioner, no more than six months old and with detailed photos;
- if the project was worth more than $20,000, arrange domestic building (home warranty) insurance cover before you sign a contract of sale; and
- include the notice of cover and the defects report in the section 32 vendor statement given to the buyer.
Since 1 July 2026, Victoria’s home warranty scheme has been administered by the BPC as “first resort” cover, so claims can be made when a problem is first identified rather than only if the builder has died, disappeared or become insolvent. If you’re planning a sale, contact the BPC early about obtaining cover, because getting this wrong can allow the buyer to avoid the contract before settlement. Statutory warranties also pass to future owners, and you may be directed to fix significant defects for up to 10 years after completion. See the BPC’s page on selling an owner-built home.
How a building surveyor helps owner-builders
A building surveyor is your independent check on compliance. We assess your documents before work starts, flag missing information early, explain what each mandatory inspection covers, and tell you which certificates you’ll need for the final. We don’t supervise your site or design your project, but we make the approval pathway clear. Request a building permit quote once you have plans, or talk to us earlier if you’re still deciding whether owner-building suits your project.
Frequently asked questions
Do I need a certificate of consent for a deck or pergola?
Only if the work is valued at more than $20,000, including labour and materials. Smaller decks and pergolas may come in under that, but you may still need a building permit depending on size, height and location.
Can I be an owner-builder on an investment property?
Generally no, because you must live, or intend to live, in the dwelling. The exception is a small second dwelling, where the residency requirement and the five-year rule don’t apply. See our guide to small second dwellings in Victoria.
Can I do my own electrical or plumbing work?
Not unless you hold the relevant licence. Electrical, plumbing and asbestos removal work must be done by licensed practitioners, and their certificates are often needed before the building surveyor can sign off the project.
How long does a certificate of consent take?
The BPC says about 45 business days for a complete application. Missing documents add time, so check your ownership records and white card before you apply.
Can a registered builder do part of the work?
Yes. Many owner-builders engage registered builders or trades for parts of the job. Just check the contract, registration and insurance requirements before work starts, particularly for work over $10,000.
This article is general information current as of September 2026, not legal advice. Every project is different – ask us to confirm what applies to yours.
Planning to owner-build? Call our building surveyors on 0422 234 951 or get in touch to request a free quote and fast, practical advice on your permit.