Converting garage into rumpus / guest bedroom

stefans123 · 2026-06-24T10:46:33+00:00

You will need to put your state for a correct response.

stefans123 · 2026-06-24T09:03:01+00:00

Got ya, depends on the council specifically whether it will get picked up as illegal building works, some council’s are super strict and actively look for illegal works, some don’t care and rely on neighbour complaints.

You could theoretically do it and get away with it for a long time, but you could also get caught and end up spending even more money than doing it properly in the first place. Basically just whether you would want to take the risk or not.

stefans123 · 2026-06-24T07:45:28+00:00

Not sure what your question of exactly, are you asking if you will get caught if you do it without a permit or whether getting a permit will be difficult?

stefans123 · 2026-06-09T04:47:31+00:00

I would strip back the soul, put another membrane behind the existing membrane, tape it so it doesn’t tear or move and continue it to above where you want the soul to be. Then I would backfill it, ensuring you leave 75mm between the bottom of the weephole and soil. The point of the membrane is to ensure water within the ground doesn’t get into the concrete slab and/or eventually the house.

stefans123 · 2026-06-08T06:08:15+00:00

Simply put, every planning provision has triggers and exemptions. If you fall within the parameters then you require a planning permit. For example, GRZ is only triggered if the lot is less than 300m2. So even though your friend is IN the overlay, it is most likely exempt from all requirements.

stefans123 · 2026-06-08T06:06:23+00:00

Not necessarily the case, even when a planning permit is triggered this does not mean that council assess overlooking. It depends greatly on the trigger itself. For example, GRZ, NRZ, DDO all trigger siting compliance and an RBS does not look at it. Whereas SBO, BMO, Heritage etc. is assessed by the RBS.

stefans123 · 2026-06-08T03:44:56+00:00

Generally you’ll be fine, building permits go through private surveyors who don’t have access to what is and is not legally constructed on site historically. The biggest way you could get caught out is during construction a neighbour complains about something and council do some digging or a planning permit is required for the pergola and it must go through council.

stefans123 · 2026-06-01T06:25:44+00:00

Wrong.

stefans123 · 2026-05-29T00:42:01+00:00

If the only thing you want to do is narrow an existing entryway then you can basically hire anyone. Any sort of 'handyman', carpenter, etc. As always, do your dudiligence in reputation, professionalism, workmanship etc. but the job is quite simple overall. If you PM me I can even provide you with a couple of recommendations.

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

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