What Happens If You Skip a Renovation Permit in Victoria?

When Melbourne homeowner Sarah added a new deck to her home, she never expected it to become a nightmare. Her builder said no permit was needed. A few months later, she received a stop-work order and a letter demanding the deck be demolished. The reason? She had unknowingly skipped a required building permit.

This story isn’t rare. In Victoria, thousands of homeowners fall into the trap of unpermitted renovations, often due to confusion, poor advice, or attempts to save money. But skipping a renovation permit can lead to massive fines, legal trouble, and property nightmares. Here’s what you need to know.

What Is a Renovation Permit, and When Do You Need One?

A renovation permit is a legal approval required before you make structural changes to your home. In Victoria, the Building Act 1993 and Building Regulations 2018 state that permits are needed for most work that affects structure, safety, or essential services.

Common works that need permits:

• Adding rooms or large decks
• Altering load-bearing walls
• Roofing, plumbing, or electrical work
• Building near boundaries or easements

Some minor works, like small sheds under 10m² or fences under 1.5m, may be exempt. But these exemptions have strict conditions on size, placement, and materials. Always check with your local council or a registered building surveyor.

What Are the Real Penalties for Skipping a Permit?

The fines are serious. Under Section 16 of the Building Act:

• Individuals can be fined up to 500 penalty units (about \$96,000 in 2025).
• Companies can face fines up to 2,500 penalty units (about \$480,000).

For ongoing work, daily penalties may apply. Councils also have the power to issue stop-work notices, and in serious cases, they can force you to demolish the structure.

One homeowner in Stonnington was fined and forced to remove a garage extension after a neighbour complaint. The demolition cost over \$20,000, not including legal fees.

Detection Is Easier Than You Think

You might think, “How will the council even know?” But councils use tools like Nearmap, aerial imagery software, to track property changes. Most cases are triggered by neighbour complaints or during inspections for unrelated works.

Once identified, councils may take weeks or even months to investigate. But when they do, they act with full authority. That includes fines, stop-work notices, or even legal prosecution.

How Insurance Leaves You Unprotected

Many homeowners are shocked to learn their insurance won’t cover damages linked to unpermitted works. If you renovate without a permit and something goes wrong, like water damage, structural failure, or fire, your insurer can legally deny your claim.

Some homeowners on forums like r/AusRenovation report being denied tens of thousands in coverage due to unapproved changes. Others face rising premiums once insurers discover undisclosed work.

Can You Sell a House With Unpermitted Work?

You can try, but it will be difficult. Buyers often request evidence of compliance, especially for major changes. If you can’t provide the right documents, buyers may:

• Demand a price drop
• Insist on retrospective permits
• Walk away from the sale

Real estate agents say homes with unapproved renovations often sell for less or face weeks of delay. And if you fail to disclose unpermitted work, you could face legal action after settlement.

Retrospective Permits: Not a Get-Out-of-Jail Card

Some think, “I’ll just get a permit later.” But retrospective permits are hard to get. They cost more, require more inspections, and can still be refused if the work doesn’t meet safety codes.

Costs for retrospective approvals can reach \$5,000–\$15,000, not counting possible fines or rework. And if the structure breaches planning rules or safety codes, approval might never come.

What Renovations Are Actually Exempt?

According to Schedule 3 of the Building Regulations 2018, you might not need a permit for:

• Non-structural internal changes (like new cabinetry)
• Sheds smaller than 10m² not near a boundary
• Fences under 1.5m in height
• Minor maintenance and repairs

But exemptions come with hidden rules. A 9m² shed might still need a permit if it’s too close to a fence. A low fence might be exempt unless it’s in a heritage zone. These grey areas are where most homeowners get caught.

Council websites vary in clarity. Some offer checklists or self-assessment tools, but others require reading dense documents. This lack of clarity causes many to rely on builders, who may give wrong advice.

Why Homeowners Still Skip Permits

Many people skip permits for three reasons:

1. Cost – Permits and surveyors cost money.
2. Complexity – The system is confusing.
3. Advice – Builders often say, “You don’t need one.”

But skipping the permit rarely saves money in the long run. One focus group showed that most homeowners who skipped permits later faced unexpected costs in fines, insurance gaps, or resale delays.

Victoria Is Cracking Down

Recent reforms under the Building Legislation Amendment Act 2023 and the upcoming Buyer Protections Act 2025 are tightening rules:

• More mandatory inspections (e.g., waterproofing, pre-lining)
• Longer defect liability periods
• Creation of a new Building and Plumbing Commission to enforce permits and safety

This means enforcement will be stricter, and fewer mistakes will go unnoticed. Builders and homeowners will both face increased accountability.

Final Thoughts: One Call Could Save You \$100K

Skipping a renovation permit in Victoria might seem harmless. But the risks are real: heavy fines, denied insurance, demolition, and failed property sales.

Before you start your next renovation, make one call to your local council or a registered building surveyor. That small step could save you months of stress and tens of thousands of dollars.

If you’re unsure where to start, reach out to the experts at Skilled Tradies Melbourne. We can help you plan your renovation properly, ensure you’re fully compliant, and take the stress out of the permit process. With years of local experience, we know exactly what’s required, so your dream project doesn’t turn into a costly mistake.

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