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Building projects

Building permits and when you need them

All building works need a building permit unless they are exempt under the Building Regulations 2018.

Contact us to find out if you need a building permit.

If your project needs a planning permit, you will need to get the planning permit before you apply for a building permit. Visit our planning permits page to find out more about when you need a planning permit.

If you build without the correct permit, you may be ordered to demolish any buildings or works that have been completed without a permit and you could be fined.

You can also check if there are other permits you may need for your building project in the 'Other permits related to building' section on this page.

You need to have a building permit because having one means that your building project:

  • is built by a registered builder
  • has the correct documentation
  • is inspected at different stages of work, and
  • is independently assessed as finished and/or suitable for occupation.
    • You are changing the use of the building (for example, turning a shop into a cafe)
    • You are making extensions or changes to a building that already exists
    • You are demolishing anything
    • You are changing over signs on the building
    • You are making changes to safety features in the building (for example, exit signs, emergency lighting and sprinklers)
    • You are making changes to the path of travel through the building
    • A new home or factory
    • Certain swimming pools or spas and any safety barriers
    • Extensions and renovations
    • Demolition and building removal
    • New fencing, re-stumping, a retaining wall or a boundary wall
    • A garage, carport or any building outside or unattached to the main house
    • A veranda or pergola

Building permit exemptions

The following projects do not always need a building permit, depending on the shape, size and extent of the build:

  • a freestanding shed
  • the repair, renewal or maintenance of an existing building
  • certain swimming pools and spas
  • fences
  • signs
  • masts, poles, antennas or aerials
  • some retaining walls
  • a pergola attached to a home.

See the VBA’s Practice Note 32 for further information on if your build meets the requirements for exemption.

If your project is not in this list, contact us to see if you need a building permit.

Apply for a building permit through Council

If your building project is within the City of Moreland, you can apply for your building permit from us. However, due to a current shortage of qualified building inspectors in the industry, you should expect long delays if you apply for a building permit with Council.

If you do not want delays, you should apply for a permit with a private registered building surveyor.

You can search for private registered building surveyors using the VBA Look up a practitioner tool or by visiting the Australian Institute of Building Surveyors website.

Variations or extensions of time to Council issued building permits

If you want to make amendments to a Council issued building permit, or you need an extension of time to start or complete the building works allowed under a Council issued building permit, you can apply for a variation or extension of time.

  • If your building permit was issued by Council Building Services, you can apply to vary the permit or apply to us for an extension of time to complete the works.

    To do so, complete the revelant form: 

    You should then submit the form in person along with any supporting documentation as required and the fee to Moreland Civic Centre, 90 Bell Street, Coburg or mail it to Moreland Building Services, Locked Bag 10, Moreland 3058.

    This only applies to Council issued building permits. If your building permit was issued by a private building surveyor, please contact them directly to discuss any variations to the building permit or extensions of time as they will have their own forms and processes.

  • You can apply for an occupancy permit through us if our Building Services team issued your building permit.

    Apply by completing the Occupancy Permit Application form: 

    You should then submit the form along with any supporting documentation and the fee either:

    • in person at Moreland Civic Centre, 90 Bell Street, Coburg or
    • by mail to Moreland Building Services, Locked Bag 10, Moreland 3058.

    This only applies to Council issued building permits. If your building permit was issued by a private building surveyor, please contact them directly to apply for your Occupancy Permit as they will have their own forms and processes. 

Building related fees

There is no set fee for a building permit. The fee is based on a percentage of the cost of the works, plus GST. There is also a minimum fee for minor works. Please note: projects over $10,000 will also have to pay a state government levy.

If you are using a private registered building surveyor, you should contact them directly to discuss building permit fees.

Other fees related to building projects

  • These fees apply from July 1, 2021:

    • Extension of time for a Council-issued building permit $336.65
    • Variation to documents only, submitted for a Council-issued building permit $249.90
    • Variation to documents and plans submitted for a Council-issued building permit $437.05

    Council has introduced the Development Contributions Plan Levy (DCP), which applies to certain types of development. For more information, including a calculator to estimate the DCP amount, see Moreland Development Contributions Plan.

    If you need to pay a fee that’s not listed above, contact us to discuss.

  • These fees apply from July 1, 2021:

    • Consent to demolish $86.40
    • Consent to building over an easement vested in Council $371.00
    • Consent for siting $294.70
    • Consent for projections $294.70
    • Consent for flooding $294.70
    • Consent for precautions (Reg.116) $299.10
    • Fee for Council to undertake notification to adjoining owners as part of a Part 5 report and consent application $134.90
    • Fee for list of adjoining ownership details for Part 4 report and consent applications $67.55
  • These fees apply from July 1, 2021:

    Contact Council Building Services if the fee you require is not shown.

Building forms

Most building related applications can be applied for online and there is no need for hard copy forms.

Before looking at this list and downloading forms, make sure you know which form you need. If you do not know what form you need contact Council and speak to one of the building team.

Copy of building permit plans applications

Apply Online

Apply in hard copy

Council issued building permit forms

Swimming pool and spa registration form

Apply online

Apply in hard copy

Demolition forms

Apply online

Apply in hard copy

Property information forms

See property information for other property information options.

Public protection forms

Apply online 

Apply in hard copy

Report and consent siting forms

Apply online

To apply in hard copy you need to fill in the relevant form below:

Adjoining owners comment forms

Request for consent of Council as Public Land Manager

Enforcement forms

Termites and white ants

Termites and white ants can damage houses and units by eating wood and damaging the structure of the house. 

Moreland City Council is not currently listed as a declared termite zone, however termites may still be found within the Municipality. It is recommended that any new construction works have appropriate termite protection which is outlined in the National Construction Code.

The VBA provides information on termite infested areas in Victoria.

Registered building surveyors

If you are a building surveyor, you will need to lodge your RBS documentation with us. You can do this online: select the correct online portal from the links below. RBS documentation is not accepted via email as it must be accompanied by the appropriate fee.

RBS Online Portals

If you need any help with this, please contact our City Development Branch on 9240 1111.

Owner-builder requirements

If you are building or renovating on your own land, and you are not a registered builder, you are known as an owner-builder.

If you are an owner-builder, you:

  • need to get a certificate of consent domestic building work that costs more than $16,000 (including labour costs and materials) before you apply for building permit. See the VBA for more information
  • can get a building permit for one single home every three years
  • must not build for a profit
  • must own the land or property you are building on, and
  • must either live in, or intend to live in, the single home.

What is an easement and can you build over one?

If there is a bit of land on your property that gets used by either Council or another service, even though you are the owner, this is called an easement. There are different reasons your land may be used, including providing stormwater drainage, sewerage drains, gas mains, or for power lines in or over a section of land.

The authority that manages the service can use and access this bit of land to deliver and maintain the service. For example, to fix or install pipes.

If you are building on your property, you should check your Certificate of Title and Plan of Subdivision to find out if there is an easement and what it is used for. If there is an easement that you want to build over, you will need to tell the authority that operates on your easement and get its permission to build over it.

You need to contact us if the easement is used for drainage, as well as anything other easement for which Council is listed on the Certificate of Title.

See our building fees section for the costs of getting permission to build over a Council owned easement.

  • To apply for consent to build over an easement, you will need:

    • a copy of the Certificate of Title and Plan of Subdivision
    • a copy of the site plan, floor plan, elevations and sections as relevant (indicating the location and depth of any proposed footings), and
    • the location of the easement and the what kind of work you wish to do over the easement, You can apply online by clicking the button below.

    Apply for consent to build over an easement

    To apply in person, complete the Report and Consent Application form (PDF 327Kb), and select Regulation 130, Building over an easement. You should then submit the forms in person along with any supporting documents and the fee to the Moreland Civic Centre, 90 Bell Street, Coburg.

Consent to demolish

You must get our permission to do demolition work when:

  • the building will be completely demolished
  • more than half of the floor area of the building will be demolished
  • part or all of the front of the building will be demolished.

Some demolition work also needs a planning permit from Council as well as a building permit.

If you do not have a planning permit yet, we will not approve your application for consent to demolish. You must get this permit before you apply. After you apply for consent to demolish, you will need to get a building permit.

There is a fee for applying for consent to demolish. 

If you are demolishing a building, or redeveloping at a property, you must also contact us by calling 9240 1111 so we can remove all bins from the property. Once you request the bin removal, it will be collected the day after your next weekly collection. Make sure your bin is empty and leave it on the kerb for us to change over. If you are able to, please tip the bin over and place it upside down with the lid open. Bins must not contain building waste and regular bin inspections are conducted to make sure building waste is not polluting our waste collections.

  • To apply for a consent to demolish, you will need the following:

    • a clear written description of the proposal, which explains what is going to be demolished. If only part of the building is being demolished, explain which part
    • a site plan showing the proposed demolition work, site dimensions and explaining if any demolition work has been done on the site in the past 3 years
    • a full copy of your planning permit and plans, if one is needed for your demolition.
    • a recent photo of the front of your building if available

    Apply online by clicking the button below.

    Apply for consent to demolish

    To apply in person complete the Consent to Demolish application form (PDF 450Kb). You should then deliver the form in person to the Moreland Civic Centre, 90 Bell Street, Coburg.

Steps in your building project

Below we provide a step-by-step guide for your building project.

  • You may need a planning permit for your building project. If so, you must have this permit before you can get a building permit. See Find out more about when you might need a planning permit

  • Building permits are issued by building surveyors. In Victoria, the owner can choose to appoint a building surveyor from Council or a private registered building surveyor.

    Unfortunately at present, Moreland City Council is unable to offer a building permit and inspection service. Owners are encouraged to make enquiries for building surveying needs with a private registered building surveyor. You can search for private registered building surveyors using the VBA Look up a practitioner tool or by visiting the Australian Institute of Building Surveyors website

  • After this, you will need to get your building permit. Only certain projects can go ahead without a building permit

    Your architect or builder can apply for a building permit for you, but you need to make sure it is the correct permit. To do this, you need to give your builder or architect permission in writing to fill in the building permit application. You must never sign a blank form; it must be filled in before you sign it. Even if your architect or builder has applied for your permit, you need to check that the permit has been issued before any work begins.

    If you require other permits for your building project (for example, consent to demolish or a drainage connection permit), you can find out more on our building permit page

  • Your building surveyor will let you know during this stage if you need to protect a property next to you from any damage that might happen because of your building work. You can find out more information about this from the VBA.

  • Once the building permit is issued, your building project can begin. Your building surveyor will inspect the building project at different stages of work.

  • Once your building project is complete, your building surveyor will issue an occupancy permit or a certificate of final inspection. It will say on your building permit if you need an occupancy permit or a certificate of final inspection.

What is report and consent and when do you need it?

Your building project must meet the Building Regulations 2018. If it doesn’t, you must get report and consent for the part of your project that doesn't meet the Regulations. This is sometimes called a dispensation, and it means that you have gotten the approval of the relevant authorities to continue with your project. You need this report and consent before you can get a building permit.

See our building fees for more information on how much it costs to get our report and consent. If you are not sure if report and consent is required, please ask your appointed building surveyor or contact us. You can apply for our report and consent online. The fee is payable by Visa or MasterCard.

Apply for report and consent

Moving a bus stop as part of a construction project

If you own land near a bus stop or shelter and would like changes made to the bus stop to support a project on your property, you will need to talk to Public Transport Victoria (PTV) part of the Victorian Government Department of Transport on 1800 800 007: