Compliance is a constant struggle for demolition companies. The sheer complexity involved makes it difficult to keep track of what, exactly, is required. Many firms get so caught up in asbestos safety and insurance requirements that they forget about the most basic step: a demolition permit.
The existence of state-specific laws doesn’t help matters. Depending on where in Australia you operate, you could be subject to an entirely different set of rules. When you can find accurate information for your state, you then have to translate it from the government’s often vague wording into something actionable.
The truth is, this can all be so much easier. All you need is clear, accurate, state-specific information.
What is a Demolition Permit?
A demolition permit is an official approval, issued by a local council or regulatory authority, that allows your company to complete work. It is designed to ensure that the demolition process complies with all necessary building laws, environmental protections, and public safety standards. Without a permit, you will often not be able to operate.
Do You Need a Permit for Demolition in Australia?
You will need a permit for any demolition work carried out within Australia. Safe Work Australia defines demolition work as “to knock down or dismantle a structure – or part of a structure – that is load-bearing or related to the physical integrity of the structure”. This includes both permanent and temporary structures, but not power lines, light poles, or any structures introduced to support the demolition process.
Why Governments Demand a Permit
Demolition work carries serious risks, from structural collapses to the release of dangerous materials such as asbestos. Making matters worse, the nature of this task means that your employees are not the ones at risk. Passersby, third-party properties, and those simply living their lives can all be affected by ongoing demolition work.
These risks are increased by negligent work or poor safety measures. If anyone can perform demolition work, regardless of their credentials, then there are no safeguards in place to prevent accidents from happening. This is the reason that a permit is typically required.
It helps:
- Ensure the safety of workers and the general public
- Prevent environmental damage
- Manage asbestos and other hazardous materials properly
- Preserve neighbouring property and infrastructure
- Confirm that the work is performed by licensed professionals
The presence of a demolition permit also ensures that only approved structures are destroyed, in alignment with each state’s own Heritage Act. Under these regulations, demolition of certain structures is illegal due to the historical value they hold. In one notable incident, the New South Wales Land and Environment Court imposed fines of $250,000 after a heritage building was illegally demolished. Permits ensure that only skilled and experienced individuals perform this work, which helps prevent situations like this.
What is the Penalty for Demolition Without a Permit?
Performing demolition work without a permit is illegal, and carries heavy penalties (typically doled out under the Work Health and Safety, or WHS, Act). If you are caught, the penalties imposed may include:
- Heavy fines (as the example above shows, these can reach hundreds of thousands of dollars, depending on the violation)
- Stop work orders
- Legal action (such as lawsuits)
- Difficulties obtaining permits in the future
- Potential issues obtaining insurance
These are only the immediate consequences. The long-term damage could be far more severe. If you develop a reputation for being untrustworthy, even obtaining a permit may not save you from losing contracts and eventually, your entire company.
The Business Perks of Operating With a Demolition Permit
Operating with a valid demolition permit does more than just protect you from negative outcomes. It brings your company a variety of benefits:
Easier Coverage
An insurer will not cover you if you aren’t even licensed to work in demolition. Doing the right thing makes it easier to obtain coverage, and significantly more likely that a claim will be accepted. This means that you’re not left out of pocket during an accident or emergency.
Professional Credibility
In such a dangerous field, your reputation is everything. A permit positions you as a trusted, professional entity. This builds trust and credibility with potential clients, increasing your chances of successfully obtaining contracts.
Better Risk Management
Obtaining a permit typically requires that you demonstrate at least a basic knowledge of workplace safety. If you don’t already know how to protect your employees, you will learn during this process. Over time, this leads to better risk management and decreases your risk of experiencing an accident.
Higher Profitability
All of this leads to one thing: improved profitability. You will obtain contracts faster, mitigate risk factors, avoid legal penalties, and receive the insurance you need to cover the occasional emergency. In the long run, these factors translate to more money earned, and greater success.
Despite the cost of a demolition permit, the benefits are well worth it. This isn’t just a legal requirement in order to operate – it actively helps your company succeed and grow.
Do I Need a Demolition Permit? A State-by-State Guide
In Australia, legal requirements often vary at the state level. This can make it difficult to determine exactly what you need to do, especially if your company operates across multiple locations. This state-by-state guide will help you understand demolition permit requirements across the country:
Victoria (VIC)
- Permit Required? Yes.
- Authority: Victorian Building Authority (VBA)
- Important Notes: Depending on the type of work involved, you must have a low rise, medium rise, or unlimited registration. When applying for a demolition permit in Victoria, ensure it’s the right one.
- Demolition Permit Fees: Contact the VBA for fee information.
New South Wales (NSW)
- Permit Required? Yes.
- Authority: Service NSW
- Important Notes: There are two types of license: restricted, for low-risk work only, and unrestricted, for high-risk work (structures over 15 metres tall, any work involving explosives, etc).
- Demolition Permit Fees: Calculated during the application process.
Queensland (QLD)
- Permit Required? Yes, except for very specific circumstances involving domestic properties.
- Authority: WorkSafe QLD
- Important Notes: There is only one type of permit, referred to as the demolition work license. However, particularly high-risk activities (such as asbestos removal) may require specialised permits on top of this.
- Demolition Permit Fees: Determined upon application.
Western Australia (WA)
- Permit Required? Yes, for any structure more than 2 metres high which is not a single-story building. A license is also required for any fence or wall which is more than 1.8 metres tall.
- Authority: WorkSafe WA
- Important Notes: There are two types of license: Class 1 and Class 2. The former is required for particularly high-risk work (such as when the structure is over 10 metres tall), and the latter is used for low-risk work. When applying for a demolition permit in WA, make sure it’s the right one.
- Demolition Permit Fees: $15,700 for a new Class 1, or $12,900 for a new Class 2. Renewals cost slightly less.
South Australia (SA)
- Permit Required? Yes.
- Authority: Consumer and Business Services
- Important Notes: There is no specific demolition license in SA. Instead, you must hold a building work contractor’s or supervisor’s license.
- Demolition Permit Fees: Vary based on the type of work being done.
Tasmania (TAS)
- Permit Required? Yes, for high-risk work.
- Authority: Australian Business License and Information Service (ABLIS)
- Important Notes: Tasmania categorises demolition work into low, medium, and high-risk. Only high-risk work requires a permit. For medium-risk jobs, you do not need a permit but are required to notify authorities before starting.
- Demolition Permit Fees: $185.87 for all categories.
Northern Territory (NT)
- Permit Required? Yes.
- Authority: NT WorkSafe
- Important Notes: In NT, you apply for a “high-risk work” permit rather than a demolition one. You do not require this permit if you already have another state’s equivalent.
- Demolition Permit Fee: $89 for a new license.
Australian Capital Territory (ACT)
- Permit Required? Usually, yes.
- Authority: Planning ACT
- Important Notes: ACT calls this permit a “Building Approval”, and requires it for most demolition work.
- Demolition Permit Fee: Depends on the situation.
How to Apply for a Demolition Permit
When you apply for a demolition permit, the general process regardless of state is as follows:
- Check Local Requirements: Visit the website of your local authority, or contact them directly, to understand your state-specific requirements. A brief rundown will also be provided below.
- Get Your Documents Ready: Your state authority will require certain documents from you during the application process. Have these ready.
- Submit the Application: Using the necessary form, complete and submit your application. Remember to attach any supporting documents.
- Wait for Approval: Each state has their own timelines for approval. Verify these, and wait.
- Proceed With the Contract: Once you have received your permit, you may perform the work.
State-Specific Demolition Permit Requirements
Here is a brief explanation of what you will need for a demolition permit application in each state:
VIC
- Any planning permits related to the specific work being performed.
- Any prior consent issued by the VBA.
- A description of the structure that will be demolished, including hoardings, allotment boundaries, barricades, temporary crossings, protective awnings, and outriggers.
- Plans showing the structure’s location, setbacks, adjoining buildings, footpaths, etc.
- A written description of the exact work to be carried out. In cases where only part of the structure will be demolished, you must prove that the rest will remain structurally sound.
- Evidence that you have the necessary resources and knowledge to perform the work.
- Any other documents you are asked to provide.
NSW
- A valid Australian Business Number (ABN) or Australian Company Number (ACN).
- At least one approved supervisor.
- A director, owner, or manager who can serve as the company’s legal representative.
- A MyServiceNSW account.
- Proof of identity.
- Proof of an existing workers’ compensation insurance policy.
- Proof of public liability insurance that labels your business activity as “Demolition”.
QLD
- A nominated supervisor.
- Evidence of public liability insurance, with your name attached.
- Evidence of workers’ compensation insurance.
- Your company’s certificate of registration.
- A sample of your demolition work plan.
- Evidence of a certified workplace health and safety management program.
- Proof of identification.
- Evidence that you have three years of relevant industry experience.
- Statements of attainment in all relevant units of study, provided by a registered trainer.
- Fee payment details.
SA
- Proof that you have the financial resources necessary to complete the work.
- A National Police Certificate (NPC) from within the last 12 months, unless your company is listed on the Australian Stock Exchange, you have already lodged a recent NPC, or you have recently held a license.
- Proof that you have the correct knowledge and experience for this work.
WA
- A description of the work to be completed.
- The Building Code of Australia (BCA) class of the structure you will demolish.
- Evidence of compliance with any relevant regulations.
- Any relevant consent or court orders given by the authorities.
TAS
You need only fill out the demolition permit form provided. Any necessary information will be requested from you during the application process.
ACT
- A licensed building surveyor who meets codes of practice and can act as your certifier.
- Detailed plans for the work to be completed, which meet all relevant codes and guidelines.
- An estimate of how much the work will cost.
Having the necessary information on-hand will significantly speed up the process. If your local authority has to chase you for important documents, you could experience delays or even be rejected. In the worst-case scenario, you could lose the contract for being unable to complete the work. Make sure you have everything you need before applying for a demolition permit.
What if My Permit is Rejected?
Permit rejection is an enormous setback, but it’s often entirely preventable. To reduce your risk of this occurring, use this demolition permit checklist:
- Have the necessary documentation for your state ready before applying.
- Provide detailed information at each step in the process, to minimise the number of questions they will need to ask.
- Keep in contact with your local authority. Answer any requests or questions promptly and clearly.
- Have a strong workplace health and safety plan in place, and make sure you are properly insured.
- If necessary, involve other members of your team (or third-party experts, such as architects) to provide advice or additional information that may help your case.
- Be polite, communicative, and courteous.
What to Do If You Receive a Rejection
You may receive a rejection despite your best efforts. There could be several reasons for this. Follow these steps to resolve the problem as fast as possible:
This should help you get an approval quickly and with minimal problems.
- Have the necessary documentation for your state ready before applying.
- Provide detailed information at each step in the process, to minimise the number of questions they will need to ask.
- Keep in contact with your local authority. Answer any requests or questions promptly and clearly.
- Have a strong workplace health and safety plan in place, and make sure you are properly insured.
- If necessary, involve other members of your team (or third-party experts, such as architects) to provide advice or additional information that may help your case.
- Be polite, communicative, and courteous.
FAQ: Demolition Permits in Australia
Performing demolition work without a permit puts you at risk of severe fines, stop work orders, and reputational damage.
To apply for a demolition permit on the Gold Coast or in Brisbane, just follow the instructions for Queensland. Any specific local requirements will be brought up by your local authority.
The time it takes to get your demolition permit will depend on how busy your local authority is, as well as the information you provide. Collecting as much documentation as possible before you apply will help expedite the process.
The cost of a demolition permit depends on the state you apply in, and in some cases the exact type of work being performed. Some prices can be found above - for others, you will need to ask your local authorities.
A house demolition permit is generally for homeowners who wish to demolish structures on their own property.
The materials you need for a building demolition permit depend on your local state requirements. You can find more information in the list provided above, or by asking your authority.
Improve Your Chances of a Successful Application
A demolition permit is more than just a mandatory requirement to perform work. It can provide you with important business benefits that keep you agile, competitive, and financially successful. It can admittedly be a complex process, especially if you operate across multiple states – but armed with the right knowledge, you’ll be able to get the permit and start work.
As previously mentioned, having the right insurance is crucial for obtaining a demolition permit. This happens to be TIC’s area of expertise. We assess your firm to find the exact policies you need to accomplish your goals, and help you with each step of the process. If you’d like to improve your chances of a successful permit application, reach out.