Converting an existing house into a small boarding house is more than a renovation, because the purpose of the building changes. Expect a planning approval, building work to bring the house up to Class 1b standards, registration with NSW Fair Trading in many cases, and a new occupation certificate at the end.
Start with the planning question
Planning law treats a boarding house and a dwelling house as different land uses, and in most cases that means a development application (DA) to council. Before spending on design, check these points:
- Is it allowed in your zone? The State no longer requires councils to allow boarding houses in R2 low density zones, so it depends on your council's LEP.
- Can you meet the Housing SEPP conditions? A boarding house must provide affordable housing, run by a community housing provider that is registered, in perpetuity. That is a big commitment for a private owner.
- Do the rooms suit? The NSW Government gives private room sizes from 12 m² for one person up to 16 to 25 m² for a couple.
If those conditions don't suit your plans, talk to a town planner about other options before going further.
The building must become Class 1b
A house is a Class 1a building under the National Construction Code (NCC). A small boarding house is Class 1b, provided it would ordinarily accommodate no more than 12 people and its floors total no more than 300 m². The building work needs its own approval, usually a construction certificate after the DA is granted. The certifier assesses the house against the Class 1b requirements, not just the new work.
If the plans go past either limit, the building becomes Class 3. CertifiBuild certifies Class 1 and Class 10 work only. A Class 3 conversion has to go to a certifier holding Class 3 registration.
Typical upgrade items
Every house is different, but these items come up often:
- smoke alarms in every bedroom, in hallways serving bedrooms and on each other storey, mains powered and interconnected
- evacuation lighting that switches on with the hallway alarm
- fire protection for external walls near a boundary or near another building on the lot
- enough bathrooms and laundry space for the number of residents
- light, ventilation and ceiling height in rooms being turned into bedrooms, especially former garages or rumpus rooms
- stairs and balustrades brought up to standard where they are altered
Our Building Compliance Assessment reports on an existing house can list these gaps before you buy or design. Our guide to Fire safety in a Class 1b boarding house: alarms, exits and separation explains the alarm and lighting rules in detail.
Registration and operation
Under the Boarding Houses Act 2012, a "general" boarding house (five or more residents, not counting the owner's relatives or a manager) must be registered with NSW Fair Trading. "Assisted" boarding houses, which house two or more people who need support with daily living, must register too and are separately licensed. Registration is about how the premises are run. It doesn't replace planning or building approval.
Getting it signed off
As with any building work, the principal certifier inspects at the critical stages and carries out a final inspection. Residents can only move in under the new use once an occupation certificate is issued. Keep certificates for the smoke alarms, electrical work, waterproofing and any fire-rated construction as the work is done.
See our boarding houses page, or request a quote and include the property address and any drawings.
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: Wollondilly Shire Council, Bayside Council, Kiama Municipal Council, Waverley Council, Campbelltown City Council, Camden Council.
Suburb pages with local planning notes: Bargo, Bexley, Bombo, Bondi Beach, Botany, Bradbury, Bringelly, Bronte, Bulli, Burradoo. You can also browse every service area.
Sources
- Boarding houses and co-living under the Housing SEPP, NSW Planning
- Boarding houses, NSW Government
- Alarm and evacuation lighting rules (Housing Provisions 9.5), ABCB
- Building classification rules (NCC 2022 Vol. 2, Part A6), ABCB