A knockdown rebuild happens in an established street, with services already in the ground and neighbours on both sides. Handling those well protects your timeline and your relationship with the people next door. This guide covers utility services, dilapidation reports and your duties to neighbours.
Utility services: disconnect, protect, reconnect
The existing house is connected to power, water, sewer, gas and telecommunications. Before demolition, licensed tradespeople must disconnect each one. Gas and internet are usually arranged through the supplier. Your demolition contractor often handles water, sewer and other pipework.
Other steps to plan for include:
- requesting plans of underground cables and pipes from Before You Dig Australia (BYDA)
- arranging temporary power and water so the builder can work
- finding the sewer junction and any water or sewer mains crossing the lot, since building over or near them may need approval from your water authority
- confirming where the new home's stormwater will discharge
Services also matter once the build wraps up. An occupation certificate cannot be issued while the new home is still unconnected to utilities, so keep the connection paperwork moving during the build.
Dilapidation reports: a record before work starts
A dilapidation report records the condition of neighbouring buildings, fences and paths before demolition and excavation begin. It usually includes dated photos and notes on existing cracks or damage. If a neighbour later says your work caused damage, the report shows what was already there.
Reports are often required by an approval condition. One example is the Demolition Code rule for a wall close to the boundary that adjoins a wall on the neighbouring lot. Even where it is not a condition, a report is a good idea when you are excavating near a boundary or the neighbouring house is old or close. Ask the neighbours for access, share a copy with them, and repeat the inspection on completion if there is any concern.
Council may also want a record of the footpath, kerb and nature strip, and may hold a security deposit against damage to its property.
Formal notices to neighbours
For a complying development certificate (CDC) in metropolitan areas, neighbours within 20 m receive two written notices:
- from the certifier, 14 days or more before the CDC can be issued
- from the applicant, after approval and at least seven days before work starts (two days in many rural, regional and release areas)
The NSW MyHome Planner applies the same pre-start notice to demolition approved under a DA or CDC. Neighbours cannot make submissions on a CDC, but a friendly early conversation still pays off.
Living next to the build
- Hours: follow the work hours set in your approval and make sure trades know them.
- Contact details: site signs should show who to call about problems.
- Support for adjoining land: excavation near a neighbour's footings must be designed so their building stays supported, and approvals often require advance notice to that owner.
- Access: if scaffolding or workers need to go onto a neighbour's land, get written agreement first.
- Public land: scaffolding, hoardings or cranes over footpaths and roads need their own sign-off, from council or the roads authority.
- Dividing fences: agree in advance how the shared fence will be protected, removed or replaced.
Bringing it together
Your principal certifier will check that pre-start conditions are met before work begins. Keep copies of notices, dilapidation reports and service disconnections in one place.
To plan the whole job, visit our knockdown rebuild page, or request a quote.
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: Liverpool City Council, City of Newcastle, City of Ryde, Willoughby City Council, Shellharbour City Council, Georges River Council.
Suburb pages with local planning notes: Moorebank, New Lambton, North Ryde, Northbridge, Oak Flats, Oatley, Padstow, Peakhurst, Pendle Hill, Point Piper. You can also browse every service area.
Sources
- MyHome Planner, knockdown rebuild demolition stage, NSW Planning Portal
- Neighbour notice for complying development, NSW Planning Portal
- Demolition of buildings under the exempt and complying codes, NSW Planning