Getting development consent feels like the finish line, but in NSW it is not permission to start building. Under a development application (DA), you also need a construction certificate (CC) before building begins. This guide explains the difference and why both matter.
Two approvals with two different jobs
- Development consent is the planning approval. Council decides whether the proposal is acceptable on the site: its use, size, appearance and effect on neighbours. The consent comes with conditions.
- A construction certificate is the building approval. It confirms the plans and specification satisfy the Building Code of Australia and match what was granted in the consent.
A simple way to think of it: the DA answers "can this be built here?", and the CC answers "will it be built to the code?". DA plans are usually not detailed enough to build from. CC documents add the engineering, specifications and construction detail a builder needs.
Either council or a registered certifier can issue a CC. Exempt development and complying development do not need a separate CC. A complying development certificate (CDC) rolls planning and building approval into one certificate. Our guide to CDC or DA: picking the approval your home project needs explains that choice.
What the certifier checks
Before issuing a CC, a certifier looks at matters such as:
- Code compliance. Structure, fire safety, wet area waterproofing, stairs and balustrades, energy efficiency and other technical requirements.
- Consistency with the consent. The CC plans must match what council approved. A certifier cannot approve something different.
- Conditions. Conditions in the consent flagged for completion before the CC, such as paying contributions or amending the plans.
- Long service levy payment, where the levy applies.
Our guides on DA conditions you must meet before a construction certificate and Documents a certifier needs for a construction certificate go into detail.
Timing: get the certificate first
You need the CC before work starts on site. A certifier has no power to issue a CC once work has begun, so starting early cannot be fixed by applying later. Unauthorised work can bring penalties, and regularising it later is much harder. Where work has been done without approval, a building information certificate is the usual way to deal with it.
If your plans have moved away from the DA
Designs often evolve between DA and CC. If the construction plans are no longer consistent with the consent, the certifier cannot issue the CC. You would first need council to modify the development consent. Small changes are best raised with your certifier early, before engineering is finalised, so you know whether a modification is needed.
What happens after the CC
- Appoint a principal certifier to oversee the work.
- Give notice of commencement before work starts.
- Book each critical stage inspection as the build progresses. Our Critical stage inspections: what we check and when lists them.
- Obtain an occupation certificate before anyone occupies or uses the building.
The principal certifier is often the certifier that issued the CC, which keeps the approved documents and the inspections in one place. You can choose a different one, though.
CertifiBuild issues construction certificates for Class 1 and Class 10 work and can act as principal certifier through to the occupation certificate. To get started, request a quote with your development consent and stamped plans.
Local help across NSW
CertifiBuild certifies Class 1 and Class 10 work in 39 council areas. Local rules on these council pages are a good place to start: City of Newcastle, Penrith City Council, City of Sydney, Lane Cove Council, Waverley Council, Ku-ring-gai Council.
Suburb pages with local planning notes: North Lambton, Orchard Hills, Redfern, Riverview, Rose Bay, Roseville, Roseville Chase, Rydalmere, Shellharbour, Silverdale. You can also browse every service area.
Sources
- Post consent certificates, NSW Planning Portal
- MyHome Planner: the approval phase, NSW Planning Portal