VICTORIA BUILDING APPROVALS · HOMEOWNER GUIDE
Planning Permit vs Building Permit in Victoria
They are separate approvals with different purposes. Understanding the difference early can prevent design changes, delays and duplicated work.
Short answer
A planning permit is about whether the proposed use or development is acceptable for the land under the planning scheme. A building permit is approval for the building work itself and focuses on construction compliance, safety and technical requirements. A project can require both, only one, or in some cases neither.
What a planning permit does
Planning schemes regulate the use and development of land. A planning permit is a legal document allowing a particular use or development to proceed, usually subject to conditions and endorsed plans.
Most applications are made to the local council. Whether one is required depends on the planning scheme, the property and the proposal, including relevant zones, overlays and other controls.
What a building permit does
A building permit is issued by a building surveyor and allows building work to go ahead after the proposed work has been assessed against applicable building laws and standards.
The building surveyor also specifies the mandatory inspections required during construction. Building work that requires a permit must not start before the permit is issued.
Which approval comes first?
If the project requires a planning permit, the planning approval comes first. The building permit cannot be issued until the required planning permit has been obtained.
This is why checking the planning pathway before finalising detailed construction documentation can save rework.
- ✓Check the property and proposal against the planning scheme
- ✓Resolve the planning pathway and any planning conditions
- ✓Prepare compliant construction documentation
- ✓Engage the relevant building surveyor
- ✓Obtain the building permit before work starts
Examples for renovations, extensions and new homes
A cosmetic renovation may not require a building permit if structural soundness and safety are not affected. Structural alterations are more likely to require building approval. An extension or new home will generally involve building approval, while planning approval depends on the site and proposal.
Demolition is also regulated. Building and demolition work generally requires a building permit unless a specific exemption applies, and planning controls can separately affect demolition.
Who should confirm what your project needs?
For planning requirements, speak with the relevant council or planning professional about the property and proposal. For building permit requirements, the relevant building surveyor assesses the building approval pathway.
EBC can help coordinate the project information and construction pathway, but the formal approval decisions sit with the relevant authorities and building surveyor.
Questions homeowners ask
What is the main difference between a planning permit and a building permit?+
A planning permit deals with whether a proposed use or development is acceptable under the planning scheme. A building permit allows building work to proceed after the building surveyor is satisfied the proposed work meets applicable building requirements.
Who issues a planning permit in Victoria?+
Most planning permit applications are made to the local council as the responsible authority, although some applications are handled by the Minister for Planning.
Who issues a building permit?+
A building permit is issued by the relevant building surveyor. The building surveyor is responsible for assessing the proposed building work against applicable building requirements and specifying mandatory inspections.
Which permit comes first?+
If a planning permit is required, it needs to be obtained before the building permit can be issued. The building documentation then needs to be consistent with the planning approval.
Does every renovation need both permits?+
No. A project may need both, one or neither depending on the property and scope. Some renovations do not need a building permit if structural soundness and safety are not affected, while planning requirements depend on the planning scheme and site controls.
Can my builder appoint the building surveyor for me?+
Victorian guidance requires the owner, or someone properly authorised by the owner, to engage the building surveyor. A builder can suggest a surveyor but cannot appoint a private building surveyor on the owner’s behalf.
Ready to discuss your project?
Tell EBC what you are planning and we will help you work through the practical next steps.
Related EBC pages
Reviewed 5 October 2026. General information only; approval requirements depend on the property and proposed work.