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Building permits for renovations in Victoria

In Victoria, all building work needs a building permit unless the Building Regulations 2018 exempt it, and the owner must make sure one is in force. Structural work needs a permit and restumping generally does; some non-structural kitchen, bathroom and laundry work, and like-for-like repairs, may not. Your registered building surveyor confirms which applies to your renovation.

Key facts

  • The rule: building work needs a building permit unless the Building Regulations 2018 exempt it. (Building Act 1993)
  • Removing a load-bearing wall: needs a building permit and a registered builder, whatever the cost. (Consumer Affairs Victoria)
  • Restumping: must be done by a registered builder and generally needs a building permit; your building surveyor confirms. (Consumer Affairs Victoria)
  • Registered builder: needed for domestic building work over $10,000, unless it involves only one trade. (Building and Plumbing Commission)
  • Heritage: a Heritage Overlay can add a planning permit. (Victorian Government)

Checked 8 October 2026.

Which renovations need a building permit?

Any building work that isn’t exempt. The renovation exemptions in Schedule 3 of the Building Regulations 2018 don’t cover work that affects structural soundness or supporting elements, changes the floor area or height, or involves underpinning or footings. A planning permit, where needed, must be issued before the building permit.

WorkBuilding permitWho can do it
Removing or altering a load-bearing wallNeededRegistered builder, whatever the cost
Restumping and reblockingGenerally needed; your building surveyor confirmsRegistered builder, whatever the value; not owner-builders
Non-structural kitchen, bathroom or laundry workMay not be needed, if every Schedule 3 item 4 condition is metRegistered builder if over $10,000 and more than one trade; licensed plumbers and electricians
Like-for-like plastering, painting and floor coveringsGenerally exempt under Schedule 3 item 3Single trade: no registration. Combined trades over $10,000: registration needed

Sources: Victorian legislation; Consumer Affairs Victoria. Checked 8 October 2026.

Do I need a building permit to remove a load-bearing wall?

Yes. Removing or altering a load-bearing wall needs a building permit, because the exemptions don’t cover work affecting structural soundness or supporting elements, and structural work must be done by a registered builder, whatever the cost. For a wall that isn’t load-bearing, your building surveyor confirms whether the work is exempt. See wall removal and structural alterations.

Sources: Building Regulations 2018; Consumer Affairs Victoria. Checked 8 October 2026.

Do I need a building permit for restumping or reblocking?

Generally, yes. Restumping must be done by a registered builder and generally needs a building permit; your building surveyor confirms. Restumping and reblocking need a builder registered with the Building and Plumbing Commission (BPC) whatever the value, and owner-builders can’t do subfloor work. The City of Ballarat lists re-blocking and re-stumping among work needing a permit. See restumping.

Sources: Consumer Affairs Victoria; Building and Plumbing Commission; City of Ballarat. Checked 8 October 2026.

Do I need a building permit to renovate my bathroom, kitchen or laundry?

You may not, if the work is non-structural and meets every condition in Schedule 3 item 4:

  • no adverse effect on structural soundness or safety;
  • no change to the floor area or height;
  • no footing or underpinning work;
  • no removing or altering of supporting elements;
  • nothing projecting beyond the street alignment;
  • the building isn’t on the Victorian Heritage Register;
  • no effect on essential safety measures.

Moving walls can change the answer, and plumbing and electrical work is regulated either way. See our bathroom, kitchen and laundry pages.

Source: Building Regulations 2018. Checked 8 October 2026.

Do I need a building permit for plastering, painting or floor coverings?

Generally not, for like-for-like repairs, renewal or maintenance using commonly used materials, with no structural, safety or essential-safety-measure impact, which typically covers internal plastering, painting and floor coverings. A single-trade job doesn’t need a registered builder; a person combining trades must be registered if the total is more than $10,000. See property refurbishments.

Sources: Building Regulations 2018; Consumer Affairs Victoria. Checked 8 October 2026.

Does a Heritage Overlay change what I need?

It can add a planning permit, separate from the building permit. Check with your council before you plan the work.

Sources: Victoria Planning Provisions; Victorian Government. Checked 8 October 2026.

What approvals do apartment renovations need?

Owners corporation approval for some work, as well as any permits. Tell your owners corporation and check its rules before you renovate an apartment. See Melbourne CBD.

Source: Consumer Affairs Victoria. Checked 8 October 2026.

What certificates do plumbers and electricians provide?

These apply whether or not the renovation needs a building permit.

Plumbing, gas and electrical work is done by licensed tradespeople, who provide compliance certificates.

Sources: Building and Plumbing Commission; Energy Safe Victoria. Checked 8 October 2026.

When do you need a registered builder?

For domestic building work worth more than $10,000, unless it involves only one type of work, such as painting. Structural work, restumping and reblocking need one whatever the cost, and most work over $10,000 also needs a written major domestic building contract. Before you sign, check the builder’s registration, status and conditions on the public register of the BPC, which replaced the Victorian Building Authority on 1 July 2025.

Sources: Building and Plumbing Commission; Consumer Affairs Victoria; Engage Victoria. Checked 8 October 2026.

Who issues building permits in Victoria?

A registered building surveyor, private or municipal.

  • Geelong: the City of Greater Geelong’s Building Services can act as your building surveyor, or you can use a private one.
  • Bendigo: the City of Greater Bendigo doesn’t issue building permits, so owners engage a private building surveyor.
  • Ballarat: the City of Ballarat lists work needing a permit, with no cost threshold, including re-stumping, adding or removing structural parts, and all decks. It says replacing non-structural kitchens, bathrooms and laundries doesn’t need one if the building isn’t on a Heritage Register and occupiers aren’t adversely affected.

Local notes: Geelong, Ballarat and Bendigo.

Sources: City of Greater Geelong; City of Greater Bendigo; City of Ballarat. Checked 8 October 2026.

What happens when the work is finished?

Alterations usually finish with a certificate of final inspection rather than an occupancy permit. Keep it with your trade certificates.

Sources: Building and Plumbing Commission; Building Act 1993. Checked 8 October 2026.

How Dwellix handles permits on a renovation

Dwellix Pty Ltd is registered with the BPC (CDB-U 102264). From our nine-step renovation process:

  • Step 2: Site inspection and assessment. We quote after a site inspection and a detailed scope, so the price reflects your home.
  • Step 5: Contracts, approvals and permits where required. If your project needs a building permit, we handle the permit process for you. You formally appoint the building surveyor, and we can recommend one and manage everything with them. Where structural design is needed, we coordinate a suitably qualified external engineer. Engineering scope, costs and responsibilities are confirmed for each project.
  • Step 9: Practical completion and handover. You receive the trade certificates and, where the work has a permit, the certificate of final inspection.

Frequently asked questions

Do you need a permit for a renovation?

It depends on the work. In Victoria, building work needs a building permit unless the Building Regulations 2018 exempt it. Structural work needs one and restumping generally does, while some non-structural kitchen, bathroom and laundry work, and like-for-like repairs, may not. A Heritage Overlay can add a planning permit. Your building surveyor confirms what applies.

Do I need a building permit to renovate my bathroom?

You may not, if the work is non-structural and meets every Schedule 3 item 4 condition: for example, no effect on structural soundness or safety, no change to floor area or height, no footing work, and the building isn’t on the Victorian Heritage Register. Plumbing and electrical work still needs licensed trades and certificates.

Do I need a permit to remove an internal wall?

If it’s load-bearing, yes: you need a building permit and a registered builder, whatever the cost. If it isn’t, your building surveyor confirms whether the work is exempt. In an apartment, check your owners corporation rules too, as altering the building structure may need prior written approval.

Who issues building permits in Victoria?

A registered building surveyor, private or municipal. For example, the City of Greater Geelong’s Building Services can act as your building surveyor, while the City of Greater Bendigo doesn’t issue building permits, so owners there engage a private building surveyor.

Official sources

All sources checked 8 October 2026.

Enquire about your renovation

Enquire and we’ll talk through the permits your project needs. Prefer email? Write to sales@dwellix.com.au.

General information only, checked 8 October 2026. Rules change; confirm requirements for your property with your building surveyor or council.