Guide
Building Work Without a Permit in Victoria
What unapproved Victorian building work means, building notices, and how retrospective compliance can work.
Finding building work that was done without a permit is stressful, whether you are the owner who built it, a buyer mid-settlement, or a vendor cleaning up before sale. In Victoria, unapproved work sits under the Building Act 1993 and Building Regulations 2018. NEBA helps owners across North East Victoria understand options for retrospective approval and compliance.
What "building work without a permit" means
If work that required a building permit was started or finished without one, it is unauthorised building work. Common examples include extensions, verandahs, decks, garages, internal structural changes and pools built without appointing a relevant building surveyor.
What can happen
- Council or a municipal building surveyor may issue a building notice or building order
- Insurers and lenders may refuse cover or finance
- Sale of the property can stall until the status is clarified
- Rectification or demolition can be required if the work cannot be shown to comply
Can it be regularised?
Sometimes. A private building surveyor can assess whether the work can be brought into a building permit / certificate pathway, what drawings and inspections are needed, and whether report and consent or other approvals are still outstanding. It is not automatic. Concealment makes the path harder.
For a broader overview of options, see our illegal building works service page.
If you bought a house with unapproved work
Do not ignore it. Get a surveyor to review what was built, what drawings exist, and what a practical compliance path looks like before you renovate further or list for sale again.
Talk to NEBA early
Send photos, any drawings you have, and the property address via our contact form. Based in Euroa, we work Mansfield, Wangaratta, Shepparton, Benalla and surrounding municipalities. Call Darren on 0427 272 720.