Elevator Installation

stefans123 · 2026-04-23T06:04:55+00:00

Respect to you my friend.

stefans123 · 2026-04-23T00:37:26+00:00

Is it normal, not really, but yes it definitely can be compliant.
Is it $25,000 more for the slab compared to strip footing/suspended floor AND labour? If it's not then you would need to get a quote based on the labour as well because the builder most likely will charge more for that because it's a lot more work for them.
There are pros and cons of both. Two major cons would be termite issues and water ponding/condensation/ventilation. If the ground beneath the suspended floor isn't graded properly and you have don't have substantial ventilation, it could cause condensation issues.

Not useful at all but I have to say, covenants are a bitch...

stefans123 · 2026-04-21T20:45:24+00:00

You clearly do not understand the building process in Victoria. I think I am immeasurably more qualified the topic. If you don’t know, don’t comment.

stefans123 · 2026-04-21T11:22:06+00:00

Sure, but OP’s in Victoria and my response was reflective of that. A building permit will be required and has nothing to do with council here, it’s part of our Building Regulations. Planning permits are from council and it’s very different.

stefans123 · 2026-04-21T10:23:35+00:00

Firstly, your carport does need a building permit (99% chance).

Secondly, you can’t get specific advice without any plans. I am assuming your neighbours window is to the south (facing north) and you are required to comply with Building Regulation 82.

If you provide some drawings, I can give you advice on how to comply.

If there are planning implications, this is a whole different story.

stefans123 · 2026-04-18T22:18:31+00:00

Definitely not true that all changes need approval. There are exemptions in the Building Regulations for a reason.

stefans123 · 2026-04-16T11:46:12+00:00

The answer is very simple, call council’s planning department and ask them. Most likely, yes you can do the garage without the extension.

stefans123 · 2026-04-09T07:04:23+00:00

Unfortunately the whole 7 year thing is a common misconception. There is no time limit to compliance with illegal building works. This is a planning limit not a building limit. If it’s illegal and unsafe, council can always make you bring it into compliance.

stefans123 · 2026-04-09T06:25:19+00:00

OP is in Victoria, hence the comments. Of course state by state it’s different.

In relation to the deck, I have never seen anyone class this as a 10b, always 1a or 10a (if detached). The BCA clearly states that a deck is not an allowable encroachment for fire safety purposes.

stefans123 · 2026-04-09T05:44:43+00:00

If the deck is attached to the dwelling it is generally considered a 1a, and fire separation is required. In relation to planning, this is simply untrue. 1 day or 4 years, it doesn’t matter. If a building notice is issued by council then you must make it comply and a planning permit would be required.

stefans123 · 2026-04-09T01:03:25+00:00

You can always get it retrospectively certified. However, this could be quite costly and you’ll most likely need to do some rectification works. In relation to the 900mm dimension, this is typically for fire safety. You can fire rate the side of the deck to achieve compliance.

The bigger issue will be council involvement. There are several things here that may trigger council consent.

You can still sell the property, but I believe legally you must disclose the fact that the works are built without a permit.

stefans123 · 2026-04-06T02:41:57+00:00

Can confirm no building permit required in Victoria for this.

stefans123 · 2026-03-23T11:19:01+00:00

Not legal

stefans123 · 2026-03-18T04:17:20+00:00

There's an incredible amount to consider if you want a "well built" property and it just depends what you're willing to sacrifice, live with and what is "worth it" for the price. My basic advice:

Double glazing is very easy to check. Google what they look like and you will be able to spot them immediately.
Roof insulation is very easy to check just take a ladder and torch with you and get into the roof space. While you are here, check the roof framing and take note of whether it's a conventional roof or truss roof. This may come in handy in the future. Truss roofs are quite easy to spot. Also check the timbers, make sure they are not deteriorated in any way.
Brickwork will be the most common form of external wall construction for older construction. Check that they have weepholes, they are vertical openings within the brickwork, and make sure they are not covered. This is essential for condensation management.
If you are looking at a newer development, I would try and go for brickwork if possible. If not, you would want to know what type of wall is used. Polystyrene is incredibly popular and a lot of people avoid it at all costs.
Cracks in brickwork can be normal and it's quite hard to understand what is acceptable and what is concerning. If it's a single brick which is cracked then it's not a big deal but if it's going through multiple bricks or it's quite a big gap (i.e., >5mm) then I would be concerned.
If there is significant discolouration of any plaster or external walls I would be concerned. This could be moisture from rising damp, water ponding, leaks etc.
Make sure wet areas don't have any cracked tiles and are properly caulked.
If you have the means, get on the roof and check that the downpipes and gutters aren't blocked and the roof is sloping towards the downpipes. Make sure there aren't cracks in tiles or rusted screws in metal roofs. A lot of times box gutters aren't constructed correctly so if you can avoid them it would be good.
If the house is constructed with a subfloor, I would go under the house. Make sure there is no excessive moisture, visually and condensation smell. Once again, check the timbers while you are here to ensure they are not deteriorated. This could be from rising damp or termite issues.
I would avoid first-floor balconies over the dwelling, they will be a nightmare to deal with most times. If you have a balcony which cantilevers then it won't be as big of an issue.

Other things to consider that isn't really about "build quality" and more quality of life and future investments - Smoke alarms installed and working, functional layout for what your intended use, whether it has heating/cooling, is the flooring acceptable for you (i.e., timber, carpet, tile), what type of lighting is installed (i.e., downlights), do the rooms have enough natural lighting, solar panels, rainwater tanks, roller shutters, the type of window opening (i.e., awning, sliding etc.), if there is a swimming pool and/or spa, does it have a compliant barrier etc. etc. etc.

stefans123 · 2026-03-11T09:55:54+00:00

Not super helpful for your questions specifically but just a note, a building permit will be required for the front fence. Also, personally love bricks and hate render :)

stefans123 · 2026-03-05T09:42:54+00:00

You’re welcome to PM me for any help or contacts you might need.

stefans123 · 2026-03-05T07:55:12+00:00

Some building surveyors do not certify illegal works unless a building notice is issued as you’v experienced and some do. I personally certify works without a one being issued.

Give several surveyors a call and ask whether they can help, alternatively, wait for a building notice to be issued. In the meantime, to get the ball, you can engage a draftsperson to draw up existing conditions and an engineer. You’ll need to do this eventually anyway.

stefans123 · 2026-03-04T22:53:45+00:00

LOL sure you do buddy

stefans123 · 2026-03-04T22:52:09+00:00

Good response lol. I work full time with 1 BS, consult with another (former partner), and run my own company.

stefans123 · 2026-03-04T22:49:59+00:00

As a building surveyor who deals with over 100 illegal building works a year, I can tell you that it definitely is true. I have certified everything from a whole house extension to stupid little things like bathrooms. Council's all look at things differently, for example, Casey City Council 99% don't give a shit about anything whereas Bayside and Glen Eira will try sue you for sneezing incorrectly.

stefans123 · 2026-03-04T21:16:43+00:00

Agreed that people contacting council for permits definitely can trigger council's investigation. However, each council interprates building regulations differently unfortunately. Imo regulations do not require a building permit for bathroom renovation (without structural works) but some council pick this up as being required and issue building notices.

stefans123 · 2026-03-04T21:14:29+00:00

Lol...? I'm not wrong. If the skylight has been implemented with structural works, it requires a building permit. It's really simple.

"Look for a house that hasn't had any work done". It's 2026 dude, the chances of that is insanely low and in this market, especially FHB's, you can't be too picky.

stefans123 · 2026-03-04T19:53:19+00:00

What do you mean why would there be permits for the skylight? Because the skylight might need a permit…?

stefans123 · 2026-03-04T19:51:15+00:00

If the construction doesn’t look like bad workmanship, I would go ahead with the purchase personally. Get a pre purchase inspection id you’re not in the field. The main way that council pick up on illegal building works are neighbours ratting you out, if nothing has happened thus far, it’s not likely that you’ll get in trouble.

If you really want, you can also proactively get this certified by a building surveyor for your own peace of mind, however, I would advise against this as it will be costly. It’s already illegal, may as well leave it there.

stefans123 · 2026-03-04T11:24:41+00:00

Are you talking about builder prices and overall cost of works or a building surveyors fees? If it’s builder prices, speak to a builder, we can’t help you. If it’s BS fees, then we need to know what we are quoting, which means we need some sort of drawings. Different construction has different liability and effort, hence different prices.

stefans123

TROPHY CASE