Each home in a row of townhouses is a separate Class 1a building, but they are usually built together. That makes inspections and occupation certificates a little different from a single house. Mapping out the order of work early helps avoid hold ups at handover.
Inspections across several homes
The mandatory critical stage inspections apply to every home in the row. Our guide to Critical stage inspections: what we check and when explains each stage. On a townhouse project, the practical points are:
- Group stages where you can. If several homes reach the same stage together, one visit can cover them. Tell the certifier which homes are ready.
- Do not cover work early. If one home's frame is lined before it has been inspected, the linings may need to come off.
- Book ahead. Give us a minimum of 48 hours for each inspection, booked through our inspection booking page.
The separating walls need extra attention
The fire-resisting walls between homes are where many townhouse defects turn up. At the frame stage, before linings hide them, expect the certifier to look at:
- the wall type and system against the approved plans
- fire-resisting packing in the gap between the wall and the roof covering
- non-combustible linings in shared eaves and verandahs
- service penetrations and whether they are correctly sealed
- separate frames where the acoustic design calls for discontinuous construction
Photographs from the installer during construction are helpful, especially for parts that are hard to see later.
Whole or partial occupation certificates
Only the principal certifier can issue an occupation certificate (OC). For a townhouse project, there are two main options:
- a whole OC, once all the homes and all conditions of the approval are complete
- a partial OC for a finished part of the development, which can be issued when that part is complete and any unfinished work does not pose a risk to the health and safety of the people moving in
Partial OCs can help release finished homes earlier, but the certifier must be satisfied that occupants have safe access. An incomplete shared driveway, open trenches or unfinished fire separation next door can all stand in the way.
The paperwork
An OC application has to show the finished work is consistent with the approval and complies with the BCA. For townhouses, that usually includes certification of the fire-resisting wall systems, waterproofing, structural work, glazing, smoke alarms and the BASIX commitments for each home. Our Occupation certificates: what you need before moving in lists the common documents. Gather them stage by stage so nothing is missing at the finish.
Every condition attached to the approval must be satisfied as well. Driveways, landscaping, stormwater systems and letterboxes are common items that hold up a final OC.
After the OC
Once the OC is issued, the surveyor and subdivision certifier can usually finalise any strata or Torrens subdivision. Learn more about our occupation certificate service, see our townhouses page, or request a quote to act as principal certifier.
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: Hornsby Shire Council, Hawkesbury City Council, Waverley Council, Fairfield City Council, Sutherland Shire Council, Liverpool City Council.
Suburb pages with local planning notes: Asquith, Bligh Park, Bronte, Cabramatta, Canley Heights, Canley Vale, Caringbah South, Casula, Cherrybrook, Clovelly. You can also browse every service area.
Sources
- Occupation certificate guidelines, NSW Department of Planning
- Separating wall fire rules (Housing Provisions Part 9.3), ABCB
- Smoke alarm requirements for houses, ABCB Housing Provisions