Why it matters
Building and Energy says owners must make sure a building permit is obtained before work starts, and penalties apply if it isn't. Most sheds need one: anything bigger than 10 m² or taller than 2.4 m. A shed that also breaks the planning rules (too big, too tall or too close to a boundary) can need planning approval as well.
Your options if it's already built
| Option | What it involves |
|---|---|
| Get it approved after the fact | Apply for a building approval certificate (form BA13) with a certificate of building compliance (BA18) from a registered building surveyor, who inspects the shed |
| Take it down | A shed of 40 m² or less, with no asbestos and not on a heritage property, can be removed without a demolition permit |
| Make it smaller | A freestanding shed cut down to 10 m² or less and 2.4 m or lower no longer needs a building permit |
What retrospective approval costs
| Charge | Amount |
|---|---|
| BA13 for unauthorised work | 0.38% of the value of the work, at least $121 |
| Building Services Levy for unauthorised work | 0.274% of the value of the work |
| Building surveyor | Their own fee for inspecting and certifying |
For a $20,000 shed that's $121 plus $54.80 levy, plus the surveyor. The value used is the current value of the work, as decided by council. If the shed also needs planning approval, that's a separate application.
What if it doesn't meet the rules?
The surveyor certifies that the shed meets the building standards. If it doesn't, it may need changes before it can be approved. Council can also refuse planning approval for a shed that's too big or too close to a boundary.
We can check your shed and tell you which option fits: see retrospective shed approval.