Building permits, inspections and sign-off — Melbourne and all of Victoria.
Registered building surveyor for new homes, sheds and garages, retaining walls, verandahs and decks, demolition and commercial fit-outs. Fixed fees. One practice from permit to sign-off.
- FixedFixed fees, quoted up frontYou know the number before you commit. No hourly rates, no surprises at final.01
- OneOne practice, accountableYour permit is issued under a registered building surveyor who stays accountable for the job through to sign-off.02
- StatewideMelbourne and all of VictoriaPermits and inspections across Melbourne and the whole state.03
- RegisteredRegistered building surveyorPermits, inspections and sign-off issued by a registered building surveyor, accountable under the Building Act 1993.04
Melbourne · statewide
One practice accountable for your permit, from first drawing to final sign-off.
Cornerstone is a building surveying practice issuing building permits across Melbourne and all of Victoria — every class of work, residential, commercial and industrial. Builders get volume handled without drama; owner-builders get straight answers; commercial tenants get a fit-out assessed properly the first time.
About Cornerstone
How a permit runs
How a building permit runs with Cornerstone
Quote and assessment
Quote typically within two business days
Send plans, or a sketch and an address. We confirm whether you need a permit, flag siting or report-and-consent issues early, and quote a fixed fee.
Building permit issued
Fixed fee, agreed up front
We assess the documentation against the Building Act, the Regulations and the NCC, request anything missing once, and issue the permit. Fast turnaround times.
Mandatory inspections
Book by email, one business day ahead
The inspections depend on the job. We carry out each one the work requires and tell you on the spot what passes.
Final sign-off
Occupancy permit or final certificate
The occupancy permit or certificate of final inspection is issued and the file is closed out. The surveyor who issued the permit is the one who signs it off.
- 01
Quote and assessment
Send plans, or a sketch and an address. We confirm whether you need a permit, flag siting or report-and-consent issues early, and quote a fixed fee.
- 02
Building permit issued
We assess the documentation against the Building Act, the Regulations and the NCC, request anything missing once, and issue the permit. Fast turnaround times.
- 03
Mandatory inspections
The inspections depend on the job. We carry out each one the work requires and tell you on the spot what passes.
- 04
Final sign-off
The occupancy permit or certificate of final inspection is issued and the file is closed out. The surveyor who issued the permit is the one who signs it off.
What we permit
Every class of building work. One fixed fee each.
These are the jobs we're asked about most — each page tells you when that kind of work needs a permit, what documents we need, and what it costs. If yours isn't listed, send it through anyway.
New home permits
Building permits, mandatory inspections and occupancy permits for new homes, dual occupancies and townhouses — one practice from the first drawing to the day you move in.
Every new dwelling needs a building permit before work starts, staged inspections during the build and an occupancy permit at the end.
Multi-unit development permits
Building permits, mandatory inspections and staged occupancy permits for dual occupancies, townhouse rows and small apartment buildings — one practice and one fixed fee per job.
Every new dwelling needs a building permit before work starts, and two or more on a lot almost always need a planning permit first.
Shed & garage permits
Garden sheds, workshops, farm sheds and garages — permits issued for a fixed fee — contact us and we'll tell you whether you need one at all.
Permit usually needed over 10 m², near a boundary, or with a slab and power.
Retaining wall permits
Sleeper, block, boulder and concrete retaining walls — permits, engineer's design checks and inspections for a fixed fee, with a free answer on whether your wall needs one.
Permit needed at 1 m or more, near a boundary, or when the wall holds up a driveway, structure, pool or a neighbour's ground.
Verandah, pergola, carport & deck permits
Roofed verandahs, alfresco roofs, open pergolas, carports and decks — we tell you for free whether yours is exempt, check the siting, and issue the permit for a fixed fee if it needs one.
Permit usually needed for a roofed or attached structure, a carport or a deck. Small open pergolas can be exempt.
Demolition permits
Demolition permits for knock-down rebuilds, outbuildings and partial demolition — Section 29A consent, services and asbestos lined up in the right order, for a fixed fee quoted up front.
Permit needed to knock down a house, most outbuildings or part of a building. Council Section 29A consent comes first.
Commercial fit-out permits
Building permits, occupancy permits and change-of-use assessments for shop, office and warehouse fit-outs — one practice, fixed fee, fast turnaround times.
Permit needed for new walls, ceilings, amenities, exits, fire separation or a change of use.
Extensions & renovations
Ground-floor extensions, second storeys, structural renovations and dual-occupancy conversions — building permit, mandatory inspections and final sign-off from one practice, for a fixed fee.
Permit needed for extensions, second storeys, removing load-bearing walls and most structural changes. Cosmetic work usually not.
AlsoUnapproved building works — assessments, building notice responses and retrospective approvals, handled calmly.
Where we work
Melbourne and all of Victoria.
Wherever the site is, you get the same practice and the same fee structure — metro and regional jobs alike.
- Northern MelbourneMickleham · Craigieburn · Wollert · Sunbury · Wallan
- Western suburbsWerribee · Melton · Footscray · Point Cook
- Eastern suburbsKnox · Ringwood · Box Hill · Lilydale
- South-east MelbourneCranbourne · Dandenong · Pakenham · Berwick
- Geelong & regional VictoriaGeelong · Ballarat · Bendigo · Shepparton
- Inner MelbournePreston · Coburg · Brunswick · Northcote
Guides
Read this before you pour the slab.
Plain-English guides to Victorian permit rules, written for people starting a compliant project.
What clients say
Cornerstone Building Surveyors have been a great asset throughout our building process. Frank, in particular, has been excellent to deal with — professional, prompt, and always willing to offer clear guidance and support. His experience and attention to detail make the construction process a smooth and easy trip to completion. Highly recommend Cornerstone to anyone in the building industry looking for reliable and efficient surveyors.
I had a great experience working with Cornerstone Building Surveyors. The team was professional, responsive, and extremely knowledgeable throughout the entire process. They made sure everything was compliant and provided clear guidance from start to finish. Communication was smooth, and their attention to detail gave me complete confidence in their work. I highly recommend Cornerstone to anyone looking for reliable and experienced building surveyors.
FAQ
Straight answers to the usual questions
Short answers. If yours isn't here, ask us directly — it's usually a one-line reply.
01Do I need a building permit for my project?
Most building work in Victoria needs a building permit — new homes, extensions, garages, most sheds, retaining walls a metre or more, many verandahs and decks, demolition, and commercial fit-outs. Some small structures are exempt, but every exemption has conditions around size, height and distance to boundaries. Send us the details and we will tell you, for free, before you spend anything.
02What does a private building surveyor actually do?
A registered building surveyor assesses your plans against the Building Act, the Building Regulations and the National Construction Code, issues the building permit, carries out the mandatory inspections during construction, and issues the occupancy permit or certificate of final inspection at the end. You appoint us directly, instead of going through council, and one practice stays accountable for the job from permit to sign-off.
03How much does a building permit cost?
We quote fixed fees, agreed before we start. The fee covers the assessment, the building permit and the mandatory inspections. Government levies and any council report-and-consent fees are separate, and we itemise them in the quote so there are no surprises at final.
04How long does a building permit take?
We work to fast turnaround times. What moves a permit along is complete documentation — drawings, engineering, the soil report and the energy report for a new home — and we ask for anything missing once, not in dribs and drabs. Send what you have and we will tell you what is needed when we quote.
05I have built something without a permit. Can you help?
Yes. We assess unapproved building works, respond to building notices and orders, and advise on the realistic path to retrospective approval — whether that is retaining the work, upgrading it, or in some cases accepting that it cannot be approved. Select "Unapproved (illegal) building works" on the quote form and describe what has been built.
Get a quote
Send the plans. Get a fixed fee.
No drawings yet? Send what you have — an address and a rough idea is enough to tell you whether you need a permit and what it'll cost.