How much does building approval cost in NSW?
On a $300,000 build or renovation, the approval and compliance costs alone typically run $25,000–$50,000 — council fees, the Long Service Levy, contributions, certificates, bonds and practitioner costs that no one quotes you upfront. Here's the full breakdown, and how to get the exact figure for your property.
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The two approval pathways: DA vs CDC
Most NSW residential projects go through one of two approval pathways, and the cost is very different:
Complying Development (CDC)
Fast-tracked approval by a private certifier, usually 10–20 days. Available when your project meets the state Complying Development codes. No council assessment or advertising fees.
Development Application (DA)
Full council assessment, typically 40–90+ days. Required for anything that doesn't meet the CDC codes. Adds lodgement, advertising, referral and often Section 7.11/7.12 contribution costs.
Every cost that makes up your approval bill
The headline application fee is only the start. Here's what actually adds up on a NSW build:
- Council / certifier application fee — $500–$2,500 (DA lodgement) or $3,000–$8,000 (CDC).
- NSW Planning Portal & Planning Reform fee — a state service fee on the application, plus a Planning Reform Fee for work over $50,000.
- Long Service Levy — 0.25% of the cost of works for projects of $250,000 or more (a $600,000 build = $1,500).
- Section 7.11 / 7.12 developer contributions — council infrastructure levies that can run into the thousands, depending on your council and project.
- HBCF (Home Building Compensation) insurance — required on residential work over $20,000.
- Refundable bonds — damage/infrastructure and stormwater bonds (often $2,000–$15,000). You get these back — if you chase them.
- Practitioner & consultant fees — certifier, structural engineer, surveyor, BASIX, stormwater, and (for Class 2+) fire, acoustic and accessibility reports. Commonly $10,000–$25,000+ combined.
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How much does a CDC cost in NSW?
A Complying Development Certificate from a private certifier is typically $3,000–$8,000, plus the planning portal fee and any consultant reports. It avoids council DA assessment and advertising fees.
Do I still pay council fees if I use a private certifier?
Yes. The certifier issues your CDC/CC and acts as Principal Certifier, but you still pay council-level charges — Section 7.11/7.12 contributions, the Long Service Levy, and any damage or infrastructure bonds.
What's the difference in cost between a DA and a CDC?
A CDC is usually cheaper and far faster ($3k–$8k, ~10–20 days) than a DA ($5k–$25k+, 40–90+ days), because it skips council assessment, advertising and often contributions. Not every project qualifies for a CDC.
What are the hidden costs people forget?
The Long Service Levy, Section 7.11/7.12 contributions, HBCF insurance, refundable bonds you have to chase, and the stack of consultant reports (engineer, surveyor, BASIX, and for units — fire, acoustic and accessibility).
Know your real number before you commit a dollar
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