Except in relation to building work which is classed as Exempt or Complying Development, you will need to follow this step-by-step approvals and certification process: 

There are 6 Steps in the Construction Process:

Your DA will be assessed against relevant building, planning and environmental criteria and, if suitable, a development consent is issued, usually subject to certain conditions being met.

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What is a Construction Certificate? A construction certificate is required after development consent is issued and before work is carried out.  The construction certificate is a certificate verifying that relevant matters specified in a development consent and applicable legislation have been satisfied.  It can be issued by either Council or an accredited Private Certifier.  If you would like Council to issue the construction certificate, you will need to complete the Construction Certificate Application Form and lodge the form with Council. 

Council or the accredited Private Certifier will issue a construction certificate after they are satisfied that:

• the construction certificate plans and specifications are consistent with the development consent;
• the development complies with the Building Code of Australia and all relevant technical standards;
• all required conditions of development consent have been complied with; and
• all fees and contributions have been paid.

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Step 3:  Appointment of Principal Certifying Authority

What is a Principal Certifying Authority?  A Principal Certifying Authority (PCA) is required to inspect the building work during the course of construction to ensure compliance with the relevant standards.  This PCA may be the Council or an accredited Private Certifier.  If you wish to appoint Council as the PCA, complete the Principal Certifying Authority Service appointment form, which is located as a component of the Construction Certificate form, and submit to Council.  If you do not appoint Council as the PCA, you must notify Council of the appointment of the accredited Certifier at least 2 days prior to the commencement of any building work.   

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Your PCA will give you a list of the mandatory critical stage inspections and any other inspections determined by the PCA that will be required throughout the construction of the building.  Under the provisions of the Environmental Planning & Assessment Act 1979, these inspections are mandatory.  You need to be aware of these inspections as they are required to be carried out at the appropriate time.

If Council is appointed as the PCA, your principal contractor (builder) will need to contact Council at least 24 hours before an inspection is required.  If you are an owner-builder, you will need to contact Council at least 24 hours before an inspection is required. 

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What is an Occupation Certificate?  Prior to the occupation or the use of any building an occupation certificate must be issued by the PCA.  The occupation certificate verifies that the PCA is satisfied that the building is suitable to occupy or use in terms of the requirements of the Building Code of Australia and relevant development consent conditions.

In the case of buildings other than single dwellings, dual occupancies and related development, the application must be accompanied by a fire safety certificate.  The certificate may be an interim or a final certificate and may be issued for the whole or any part of the building. 

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A final inspection will be carried out by Council's responsible officer and the bond (minus the administration fee) will be considered for refund:

1. Once all works, including landscaping, driveway construction, turfing, etc, have been completed; and
2. Following issue of an Occupation Certificate by the Certifying Authority for the development; or
3. Upon application for the release of the subdivision.

In the case of swimming pools or excavation, the bond will be considered for refund when the applicant advises that the works are completed and have met the Certifying Authority's requirements.  If the final inspection is deemed unsatisfactory, an additional inspection fee (as per above) will be charged per re-inspection required and retained from the damage bond.

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