Everything a Canberra homeowner needs to know before starting a renovation, extension, or new home build. DA vs BA explained, step-by-step process, official forms, real timelines, and what Sync handles for you.
Last updated: January 2025 · Reflects ACT Planning Act 2023 · Form AF2025-13Not sure about your specific project?
0452 394 567Fady answers — free, no obligation
The ACT's new Planning Act 2023 came into effect in August 2023, introducing significant changes to development applications, approval pathways, and what qualifies as exempt development. If you're relying on advice from before 2023, some of it may no longer be accurate. This guide reflects the current system as at January 2025.
ACT building approvals are legitimately more complex than most states in Australia. Canberra has a leasehold land system (you don't own the land — you hold a 99-year lease), a unique planning authority structure, and suburb-specific heritage controls that don't exist elsewhere. Getting this wrong can set your project back by months.
This guide was written by the Sync Building Projects team to give Canberra homeowners a genuine plain-English explanation of what the ACT approval system requires — based on years of managing approvals for renovations, extensions, and new homes across every suburb in the territory.
Section 1
Understanding which approval pathway applies to your project is the first — and most important — step. Getting this wrong wastes weeks.
Minor works that meet specific rules — no application required
No DA needed if all rules in the code are met — faster pathway
Most extensions, new homes, knockdown rebuilds, and significant structural work
Applies in Designated Areas — in addition to ACT Planning requirements
In ACT planning, this distinction matters enormously. Non-habitable structures (sheds, garages, pergolas, pools) can often use the faster DA-Exempt pathway. Habitable spaces (anything people sleep, live, or work in) almost always require a full DA. If you're unsure, ask Sync — we confirm this in the free feasibility consultation before any money changes hands.
Section 2
Use this as a starting guide. Every block is different — setbacks, easements, heritage overlays, and block coverage all affect what's required. Confirm with your builder or the ACT Planning portal.
| Work Type | DA Required? | BA Required? | Notes |
|---|---|---|---|
| Internal painting, new flooring, tiling | No | No | Purely cosmetic work with no structural changes |
| Kitchen renovation (no structural changes) | No | No* | *Electrical and plumbing still require licensed trades. If walls are moved, BA required. |
| Bathroom renovation (no structural changes) | No | No* | *Licensed plumber & waterproofer required. If layout changes affecting structure, BA needed. |
| Internal wall removal (non-load-bearing) | Sometimes | Yes | BA required. If wall is load-bearing, structural engineering and BA both required. |
| Internal wall removal (load-bearing) | Sometimes | Yes | Structural beam and engineering certificate required. BA mandatory. |
| Garage / carport (Class 10) | Maybe* | Yes | *DA-Exempt BA if all code rules met. Full DA if rules breached. |
| Shed / workshop (Class 10, non-habitable) | Maybe* | Yes | *Often DA-Exempt if within size limits and setbacks. Check code rules carefully. |
| Pergola / covered outdoor area (unenclosed) | Maybe* | Yes | *May be DA-Exempt if compliant. Enclosed or roofed patios more likely to need DA. |
| Swimming pool / spa | Maybe* | Yes | *DA-Exempt BA may apply if within setbacks. Pool fencing is a mandatory BA requirement. |
| Ground floor extension (adding habitable space) | Usually | Yes | DA required for any habitable addition. Setbacks, block coverage, and height all assessed. |
| Alfresco addition (covered, attached) | Often | Yes | Depends on size and whether it's enclosed. Open structures may qualify for DA-Exempt BA. |
| Second storey addition | Yes | Yes | Always requires DA. Height controls, shadow impact, and overlooking assessed by ACT Planning. |
| New dwelling / custom home build | Yes | Yes | Full DA mandatory. Energy report, soil assessment, structural engineering also required. |
| Knockdown rebuild | Yes | Yes | Demolition approval + DA + BA all required. Asbestos assessment mandatory for pre-1990 homes. |
| Granny flat / secondary dwelling | Yes | Yes | DA required. Must meet ACT secondary dwelling criteria including minimum block size. |
| Heritage-listed property — any external work | Yes | Yes | Heritage requirements add additional assessment. Demolition of heritage homes typically prohibited. |
⚠️ This table is a guide only. Your specific block’s zone, setbacks, existing coverage, easements, and any heritage overlay all affect what’s required. Book a free feasibility assessment with Fady for your specific project.
Section 3
This is the most misunderstood aspect of ACT building approvals — and the one that can save you the most time and money if you qualify.
Class 10 = non-habitable structures: sheds, garages, carports, pergolas, pools, studios, decks
Skip the DA entirely. Engage a private certifier directly for your Building Approval.
For structures that almost qualify — where only 1 or 2 minor rules are breached.
Required when the project doesn't meet DA-exempt criteria or involves habitable space.
Before spending $5,000–$15,000 on architectural drawings, confirm which approval pathway applies to your specific project. Sync does this assessment free as part of the initial consultation — it takes 20 minutes on site and can save months of redesign if the project doesn't qualify for the pathway you assumed. Architects who don't regularly work in the ACT sometimes produce drawings for projects that don't qualify for DA-Exempt BA — costing clients a full DA process they didn't anticipate.
Section 4 — The Main Checklist
Follow these steps in order. Skipping or reversing steps is the most common cause of delays on Canberra renovation and building projects.
Feasibility, site assessment, and confirming your approval pathway
1–2 weeks · Do this before engaging any designerLook up your property on the ACT Planning Portal (planning.act.gov.au) to identify your planning zone (RZ1, RZ2, CFZ, etc.), any heritage overlays, tree protection orders, easements, and existing development approvals on the block. Each of these can affect what's permissible — and some constraints aren't visible from street level.
Key things to check: setback requirements from boundaries (front, side, rear), maximum block coverage percentage, height limits, and whether the property is in a heritage precinct.
Use the guide in Section 2 above and the ACT Planning Portal's exemption checker to determine your approval pathway. For any project that could qualify for DA-Exempt BA — confirm this before starting design, as it significantly affects your timeline and costs.
For pre-1990 homes: arrange an asbestos assessment at this stage — required before demolition or major structural work regardless of approval pathway.
If your property is in or adjacent to a Designated Area (Lake Burley Griffin foreshores, Parliamentary Zone, ANU area, Anzac Parade corridor, major approach routes), you may need a Works Approval from the National Capital Authority (NCA) in addition to ACT Planning approvals. There are no exemptions from this requirement. Check at nca.gov.au.
For complex projects, involve a builder in the design stage — before you've committed to drawings. A builder who knows ACT approval requirements (like Sync) can identify compliance issues early, preventing costly redesigns. The best outcome is achieved when architect, designer, and builder are aligned from the beginning — not when the builder is brought in after DA-lodgement drawings are complete.
Skip this phase if your project qualifies for DA-Exempt Building Approval
4–10 weeks from lodgement to decision (typical residential DA)A DA requires: site plan showing block dimensions and setbacks, floor plans showing proposed works, elevations showing height and external appearance, a Statement of Environmental Effects (SEE), and sometimes additional reports (tree assessment, heritage impact, traffic impact, stormwater management). The level of documentation required increases with project complexity.
Since the new Planning Act 2023, DAs must also demonstrate how the proposal meets the Territory Plan's relevant design principles — not just technical compliance with measurements.
DAs are lodged through the ACT Planning Portal. The application must include all required documents, the development application form, and payment of the DA fee (based on construction cost estimate using the Building Cost Determination). Incomplete applications are rejected without refund of the lodgement fee.
ACT Planning Authority has a dedicated hotline for new system questions: 02 6205 0580. Email: [email protected]
Most residential DAs are publicly notified for 15 business days. Neighbours can make representations (objections or support). If objections are received, the assessment process may take longer. Heritage applications and significant developments have extended notification requirements under the Planning Act 2023.
ACT Planning Authority issues a notice of decision either approving (with or without conditions) or refusing the DA. If approved, note any conditions carefully — some conditions must be met before construction commences. Conditions can include design modifications, landscape works, or further reports. Your DA approval has a time limit — commencement of construction must begin within the approval period or a new application is required.
Required for all construction — whether DA-Exempt or with a full DA
3–6 weeks typical BA timeframeA certifier is a licensed professional who reviews your construction drawings against the National Construction Code (NCC) and issues the Building Approval. They also carry out mandatory inspections at key build stages. You can use a private certifier (faster) or the ACT Government's own certification service. Sync has established relationships with Canberra certifiers and coordinates this on your behalf.
Certifier must be engaged before the BA application is submitted. The certifier's appointment is registered with Access Canberra using the current approved form (Form AF2025-13, approved August 2025).
The BA application requires: detailed construction drawings (structural, architectural, services), a structural engineer's report (stamped plans), energy efficiency report (NCC 7-star for new homes from 2023), soil assessment, and the cost of works estimate. All plans must comply with the NCC and relevant ACT standards. Incomplete or non-compliant drawings are a major cause of BA delays.
When the BA is issued, it will specify the mandatory inspection stages. For most residential construction, these include: footings/slab before pour, frame inspection before lining, and pre-completion/final inspection. Missing a mandatory inspection can void the BA — Sync schedules all inspections as part of the build programme.
Before any construction commences, your licensed builder must apply for a Commencement Notice. This registers the builder with ACT Planning and confirms the build start date. The certifier issues the Commencement Notice after the BA is in place. You cannot legally start construction without this — doing so is a building offence under the Building Act 2004.
Compliance obligations during the build
Duration of constructionThe certifier must carry out inspections at the mandatory stages specified in the BA. These typically include footing/slab inspection (before concrete is poured), frame inspection (before wall linings go on), waterproofing inspection (before tiling in wet areas), and a final inspection before the Certificate of Occupancy is issued. These cannot be skipped or combined — each must be completed and signed off before the next stage begins.
If anything changes from the approved BA drawings during construction — even minor changes — the certifier must be notified. Some variations require a BA amendment before work can proceed. Building outside the approved plans is a building offence and can invalidate the Certificate of Occupancy. Sync manages all variation notifications as part of on-site management.
Final approvals, certificates, and documentation
1–3 weeks at project completionAfter the final mandatory inspection is passed, the certifier issues an Occupancy Certificate (OC). This is the legal confirmation that the building work complies with the BA and is approved for occupation. No one can legally occupy a new dwelling without an Occupancy Certificate. For renovations and extensions, an OC is also required and must be obtained before handover.
Since 2025, there is a requirement to nominate the type of Certificate of Occupancy at the Building Approval application stage (Section 26(2)(b) of the Building Act 2004). Sync handles this nomination.
At handover, ensure you receive: the Occupancy Certificate, the Building Approval with all stage inspection certificates, structural engineer's certificate, energy compliance certificate, waterproofing certificate (for bathrooms), all trade compliance certificates (electrical Certificate of Compliance, plumbing compliance certificate), warranties and manuals, and the builder's statutory warranty documentation. Sync provides all of this as standard at every project handover.
Every Sync project includes full management of the DA, BA, certifier engagement, stage inspections, and Occupancy Certificate — you don't navigate any of this yourself.
Section 6
These are realistic timeframes from the Sync team's experience managing approvals across Canberra — not the theoretical minimums listed in government documentation.
| Pathway | Best Case | Typical | If Delays |
|---|---|---|---|
| No approval needed (cosmetic work) | Immediate | Start day 1 | N/A |
| DA-Exempt Building Approval | 3 weeks | 4–6 weeks | 8–10 weeks (if drawings need revision) |
| Full DA (straightforward residential) | 8 weeks | 12–16 weeks | 20+ weeks (objections, conditions, revisions) |
| Full DA (complex / heritage / significant) | 14 weeks | 20–28 weeks | 30–52+ weeks (appeals, referrals) |
| Building Approval (after DA or DA-exempt) | 2 weeks | 3–5 weeks | 6–8 weeks (incomplete plans) |
| NCA Works Approval (Designated Areas) | 4 weeks | 6–10 weeks | 12–20 weeks (heritage, heritage items) |
⚠️ These timelines run concurrently with design preparation time — the full pre-construction period (design + approvals) is typically 3–9 months for projects requiring a DA. This is why Sync recommends getting in touch 6–9 months before your preferred build start date.
Section 7
Approval costs are additional to construction costs and are often underestimated. Budget for these upfront — they're non-negotiable and cannot be recovered.
Based on the estimated cost of works using the ACT Building Cost Determination. Calculated by ACT Planning at lodgement. Non-refundable if the DA is refused.
Covers BA assessment, stage inspections, and Occupancy Certificate. Varies by project size and complexity. Set by the certifier independently of government fees.
Preparation of DA and BA drawings. Scales with project complexity. For major extensions and new homes, architectural fees can be 5–10% of construction cost.
Required for all structural changes — wall removals, extensions, new homes. Provides stamped structural drawings submitted with the BA application.
NatHERS assessment required for new homes and significant additions under NCC 2022 (7-star energy rating). Prepared by an accredited energy assessor.
Applies only to Designated Areas. Calculated by the NCA based on the estimated cost of works. In addition to all ACT Planning fees.
Section 8
All current official forms — updated links as at January 2025. Bookmark these rather than searching each time — the ACT government restructures its websites periodically.
The primary BA application form. Approved August 2025 — replaces AF2016-85. Completed by the owner. Required before any BA process can begin. Note the new requirement to nominate Certificate of Occupancy type at this stage (Section 26(2)(b), Building Act 2004).
Download from ACT PlanningRegisters your licensed builder and sets the official start date for construction. Must be lodged with Access Canberra before any work begins. Your builder cannot legally start without this being in place.
Download from ACT PlanningSeparate from the Application for Commencement Notice — this is the confirmation form lodged once approvals are in place and a firm construction start date is confirmed. Keeps ACT Planning and Access Canberra informed of build progress.
Download from ACT PlanningUse this to lodge a DA, search your property for planning zone and constraints, check DA-exempt eligibility, and access the Territory Plan. The portal was updated significantly with the Planning Act 2023 transition.
ACT Planning PortalThe code that all building work in Australia must comply with. For ACT residential construction, Volume 2 (Class 1 and 10 buildings) applies. The 2022 edition introduced the 7-star energy efficiency requirement. New edition expected 2025 — check ABCB for updates.
Access NCC at ABCBFor any construction, alteration, or demolition within a Designated Area. No exemptions apply under the PALM Act. Check whether your property is in a Designated Area at the NCA website before starting any approval process.
NCA Works Approval infoUsed to calculate your DA lodgement fee and certifier fees based on construction cost. Published by the ACT Government's Environment, Planning and Sustainable Development Directorate on the ACT Legislation Register.
ACT Legislation RegisterFor questions about the new Planning Act 2023 system. Phone: 02 6205 0580. Email: [email protected]. The Land Planning and Building Services shopfront at 8 Darling St, Mitchell is closed for renovations until January 2026 — use phone and email.
Section 10
The most common ACT approval questions Fady gets asked before and during project consultations.
Let Sync Handle the Approvals
Every Sync project includes full approvals management — DA, BA, certifier, stage inspections, and Occupancy Certificate. You don't navigate any of this yourself.
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On the call, Fady will confirm which approvals apply to your project, give you a realistic timeline, and outline what Sync will handle on your behalf. Free, no obligation, no sales pitch — just straight answers from the builder.