An occupation certificate (OC) is the final sign-off for building work in NSW. It tells you the building can now be lived in or put to use. Without one, you should not move in, and you may run into trouble with lenders, insurers or a future sale.
Who issues it
The principal certifier for the job issues the OC. The application goes through the NSW Planning Portal, and the certifier needs to be satisfied the work is complete enough to be used safely and that the required inspections have been carried out.
Documents commonly requested
The exact list depends on your approval and its conditions, but these come up on most homes and outbuildings:
- a waterproofing certificate for wet areas
- a glazing certificate for windows and doors
- confirmation that smoke alarms are installed and interconnected where required
- a termite protection certificate
- plumbing and electrical compliance documents from the licensed trades
- engineer's certificates for structural elements, retaining walls or stormwater, if your approval calls for them
- evidence that BASIX commitments have been met, such as insulation, water tanks or efficient hot water
- for pools, a barrier that has passed inspection and pool registration
Conditions you may have forgotten
Approvals often include conditions that slip through the cracks as a build wraps up, such as landscaping, driveway works, fencing, or a survey to confirm levels. Read through your CDC or development consent a few weeks before finishing and tick off each condition.
Common causes of delay
- a critical stage inspection that was missed during the build
- work that differs from the approved plans without a modification
- certificates from trades that are missing or incomplete
- outstanding conditions, such as landscaping or a sediment control clean-up
Using part of the building early
Sometimes part of a job is ready before the rest, for example a house that is finished while the detached garage is still going up. Since late 2019, NSW has used a single type of occupation certificate, and a partial occupation certificate can cover the finished part if it is safe to use. Another OC covering the rest follows once all the work is done.
How the application works
The OC application is lodged on the NSW Planning Portal. It describes the work that is finished and carries the supporting documents, such as the trade certificates listed above. If something is missing, the certifier will ask for it before deciding, which pauses the process until it arrives.
Once the certifier is satisfied, the OC is issued through the portal and the council receives a copy for its records. Keep the certificate with your approval and inspection records. You will need it if you refinance, insure or sell the property later.
Getting it right first time
Collect each trade’s paperwork the day they finish, not months later. Book the final inspection only when the work is truly complete, and tell us early about any change from the plans.
See our occupation certificate page for more, or book your final inspection when you are ready.
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: Waverley Council, Northern Beaches Council, Penrith City Council, City of Newcastle, Fairfield City Council, Wingecarribee Shire Council.
Suburb pages with local planning notes: Bexley, Cabarita, Dover Heights, East Killara, Freshwater, Lansvale, St Clair, Stockton, Sutton Forest, The Entrance. You can also browse every service area.
Sources
- Occupation certificate guidelines, NSW Department of Planning
- Development Certification & Fire Safety Regulation 2021, as made (legislation.nsw.gov.au)