Moving From NCC 2022 to 2025: NSW Projects

Many NSW projects designed in 2026 will not be lodged or built until after 1 May 2027, when NCC 2025 takes effect. So which edition applies? This guide explains the general principle, the scenarios that come up most, and the questions to ask your certifier.

Lodgement date usually matters more than design date

The NCC applies in NSW through state law. For construction certificates, the NSW regulation covering development certification, made in 2021, links compliance to the Building Code of Australia edition current on the date the construction certificate application is made. Since 2023, the certificate must also state which edition the certifier considered.

Two points follow from this. First, the date your development consent was granted does not fix the edition; the construction certificate application date does. Second, the date you started designing does not matter either. A plan drawn to NCC 2022 can be assessed against NCC 2025 if the application is lodged after the changeover.

For complying development certificates, the same general principle is usually applied: the code in effect at lodgement. Confirm this with your certifier for your particular project.

Is there a choice of codes after 1 May 2027?

NSW described the 12 months between NCC 2025 being published and 1 May 2027 as its transition period. Apart from the variation for remedial waterproofing in apartment buildings, the official material we reviewed does not offer a general choice between editions after that date. Do not assume one exists. If your timing is close to the changeover, ask your certifier how your application will be treated before you lodge.

Common scenarios

Lodging ahead of 1 May 2027

Generally assessed against NCC 2022 (Amendment 2), even if construction continues well past the changeover.

Development consent before, construction certificate after

The construction certificate is generally checked against the edition current when that application is made, which would be NCC 2025.

Designing now, lodging later

If lodgement will be from 1 May 2027 onward, have the design documented to NCC 2025 for the items that changed.

Changes after approval

The regulations also deal with modifications, generally keeping the edition linked to the original application. Ask your certifier how a specific change will be handled.

What actually differs for a house

For Class 1 houses and Class 10 structures, the gap between the editions is small. Energy rules stay at the NCC 2022 Amendment 2 level and NSW keeps BASIX. There are no new EV charging or roofed outdoor area requirements. The main technical change is condensation management, including roof ventilation. Our guides on NCC 2025 and new homes: what carries over and what's new and Condensation and waterproofing under NCC 2025 cover the detail. For most house designs, getting ready is a careful check rather than a redesign.

Apartment and commercial projects face larger changes and must be certified by someone holding the matching registration. We certify Class 1 and Class 10 work only.

A short checklist

Write the expected lodgement date into the design brief.
If it falls from 1 May 2027 onward, ask your designer to document roof ventilation and condensation details to NCC 2025.
Make sure drawings, specifications and engineering use one consistent edition.
Keep the BASIX certificate in step with the final plans.
Book a plan assessment before lodging, or request a quote to confirm the edition and pathway for your project.

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: Mosman Council, Ku-ring-gai Council, Lithgow City Council, City of Ryde, Lane Cove Council, North Sydney Council.

Suburb pages with local planning notes: Beauty Point, East Ryde, Gordon, Greenwich, Hartley, Hermitage Flat, Kirribilli, Lidsdale, Lindfield, Roseville. You can also browse every service area.

Designing now, building later: moving NSW projects from NCC 2022 to 2025