Every approved building project in NSW needs a principal certifier. This is the registered certifier, or council, that oversees the build from the day work starts until an occupation certificate is issued. Knowing what the role covers, and what it does not, helps you work with your certifier smoothly.
A regulator, not the person running the site
Certifiers in NSW are public officials. They must put the public interest first, and they do not work for the builder or the developer. That is why the law stops a builder from appointing your certifier or steering your choice.
Nor is the certifier a project manager or a site supervisor. The builder stays responsible for building what the plans show, and for every subcontractor's work. At set points, the certifier checks that what has been built is consistent with the approval and meets the code. They do not watch every day of construction.
Before work starts
Once appointed, the principal certifier:
- confirms there is a valid approval, either a complying development certificate (CDC) or a development consent with a construction certificate
- checks that pre-start conditions have been satisfied
- confirms who is doing the work, either a licensed builder or an owner-builder with a permit
- lodges a notice through the NSW Planning Portal listing the inspections the job will need
The owner then lodges a notice of intention to commence work, so council and the certifier know when the job will begin.
During construction
The main job during the build is carrying out the critical stage inspections required by law, such as before footings are poured and before the frame is covered. Our guide to Critical stage inspections: what we check and when lists each one.
Whoever is doing the work, a licensed builder or an owner-builder, needs to give at least 48 hours' notice before each inspection. After every visit, the certifier makes a written record noting what was inspected and whether it was satisfactory. They may also ask for documents such as engineer's certificates, so they can be satisfied the work complies.
If the certifier finds work that does not comply with the approval, they must direct the person doing the work, in writing, to put it right. If the problem is not dealt with, the certifier must report it to council, which has its own enforcement powers.
Once construction wraps up
The principal certifier must carry out the final inspection personally. Before issuing an occupation certificate, they need to be satisfied of several things, including that:
- the building is consistent with the approval
- the required inspections were done
- BASIX commitments, such as insulation, glazing and water tanks, have been met
- the building is fit to live in and poses no risk to the health or safety of the people using it
What a certifier will not do
It is easy to expect more from a certifier than the law allows. A principal certifier will not:
- design the building or redraw plans for you
- manage trades, programs or deliveries
- judge finishes and workmanship that fall outside the code and the approval, such as paint quality or tile layout
- take sides when an owner and builder disagree over the contract or payments
- approve changes to the design on site without a formal modification
Getting the most from the role
Tell your certifier early about any change to the plans, because a change may need a modification before the work goes ahead. Book each inspection only when the work is truly ready, and keep paperwork from every trade as the job progresses.
Our principal certifier page explains how we act on Class 1 homes and Class 10 structures across NSW. When your job reaches an inspection point, use our online form to book an inspection.
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: Campbelltown City Council, Northern Beaches Council, City of Canada Bay, City of Parramatta, Wollongong City Council, Kiama Municipal Council.
Suburb pages with local planning notes: Campbelltown, Clontarf, Concord West, Epping, Fairy Meadow, Gerroa, Gledswood Hills, Katoomba, Kingswood, Kirribilli. You can also browse every service area.
Sources
- Role of certifiers explained, nsw.gov.au
- Development Certification & Fire Safety Regulation 2021, as made (legislation.nsw.gov.au)
- Appoint a principal certifier, Service NSW