Knock-⁠down rebuild: the demolition permit, step by step

Demolition looks like the simple end of building: a machine, a few days, a flat block. The paperwork is where knock-down rebuilds lose time, and rarely on the permit itself. Council consent, service abolishments and asbestos removal each run on their own clock, in a set order. Here is that order and where the waiting is. What we need from you, and what the fixed fee covers, are on our demolition permits page; this guide is the sequence.

Demolition permit first, or both permits together?

A knock-down rebuild is normally two building permits: one for the demolition, one for the new house. They can be issued together, but the new-home package takes longer to assemble — the 7-star energy rating report, the soil report, the working drawings and the engineering all have to be finished first — and the demolition side has waits of its own that are better started early.

So the usual order is demolition permit first. The site is cleared while the house drawings are finalised, and the new home permit follows once its package is complete; where everything is ready at once, we issue both together. Either way, council’s consent and the service abolishments should start the day you decide to demolish, and the planning position must be settled before anything comes down, because it cannot be put back.

Demolishing a garage or shed

Not every outbuilding needs a demolition permit. A freestanding shed, garage or carport that is not brick or block can be taken down without one: the key threshold is 40 square metres of floor area, and the building must not be on the Victorian Heritage Register or put the public at risk when it comes down. A brick garage needs a permit whatever its size, and council’s Section 29A consent can apply to an outbuilding as well as a house, because the test is how much of that building is being removed, not how big it is.

Two things to check before the machine arrives: old sheds and garages often have asbestos-cement sheeting, which a licensed removalist takes out first; and a new shed or garage going up in its place is a separate building permit — see our shed and garage permits page. Send a photo and the rough size and we will tell you which side of the line it falls.

Step 1: Appoint a building surveyor

Demolition is building work under the Building Act 1993. Knocking down a house, a brick garage or a substantial part of a building needs a permit before anything comes down.

Appoint a registered building surveyor before the contractor. We check the planning overlays first, heritage in particular, and tell you whether a planning permit is needed for the demolition, because that shapes the next step.

Step 2: Section 29A report and consent

Under section 29A of the Building Act, council gets a say before a demolition permit can be issued. Consent is required where the demolition, with any demolition on the same building in the previous three years, would remove more than half the building’s volume, or any part of the facade: a street-facing wall, verandah, balcony, chimney or roof visible from the street. Side and rear lanes do not count as streets. A knock-down rebuild is always in. Partial demolitions often are, especially on corner blocks, where both street frontages count.

The request goes to council with the permit application, plans and photos. The key threshold is 15 business days from the day council receives it. Silence in that time counts as consent, unless the demolition needed a planning permit that was never obtained, in which case it counts as refusal. That is also council’s only ground for refusing; otherwise it must consent. A heritage overlay is the usual reason a planning permit is needed, so in a heritage overlay get that permit first.

Step 3: Services and asbestos

These run alongside the 29A request and usually hold up the machine.

Services. Electricity and gas must be abolished, meaning the supply is permanently removed rather than switched off at the meter, before demolition begins. Each distributor has its own lead time. Water is different: the water authority wants the meter kept and protected through the demolition and the build, and the sewer capped or cut and sealed by a licensed plumber or its contractor. Your contractor usually arranges it all, but the applications are in the owner’s name, so start them the day you decide to demolish.

Asbestos. Houses built before 1990 commonly contain it: eaves, wet-area sheeting, fences, vinyl floors. A licensed removalist takes it out before the main demolition and issues a clearance certificate. The certificates required depend on the job; we tell you what’s needed when we quote.

Step 4: The demolition permit is issued

With council’s consent in hand, the permit is issued to the owner and names the contractor, who must be a demolisher registered with the Building and Plumbing Commission (which took over from the Victorian Building Authority in 2025) in a class that covers the job: low rise, medium rise or unlimited. Site fencing, hoarding and any protection work for a neighbouring property, such as a garage on the boundary, must be in place before work starts.

An asset protection permit for the nature strip and crossover is a separate council matter, and most councils will not let trucks on site without one.

Step 5: Demolition

The Regulations say demolition must not begin until the site precautions have been approved. The inspections depend on the job; they are confirmed when we quote. Once the site is ready, the contractor strips, demolishes and carts away. Trees protected by the planning scheme or a local law stay.

Step 6: Site clearance and the next permit

The permit is not finished when the house is gone. It closes when we issue the certificate of final inspection for the cleared site.

Who does what

• Owner: appoints the surveyor and contractor, signs the abolishment applications, pays council’s 29A and asset protection fees.
• Building surveyor: checks overlays, lodges the 29A request, issues the permit, carries out the inspections the job needs and issues the certificate of final inspection.
• Demolition contractor: arranges asbestos removal and abolishments, fences, demolishes, clears.
• Council: responds to the 29A request, issues any planning permit and the asset protection permit.

Where the time goes

The 29A period is set by law and the abolishments are set by the distributors; the permit itself is the short part, and we offer fast turnaround times on it once consent is in. Put the service applications in on day one and the rest follows. Ready to start? Our demolition permits page sets out what the fixed fee covers, or send the address and a street photo via the quote form and we will tell you which steps apply.

Suppliers and installers: you can link your customers to this page, or send their drawings to us direct — see our page for builders and suppliers.