First post, Hi to all
Just wondering what the guidelines are in regards to adding more bedrooms to a house by simply adding a dividing wall to make an existing bedroom into two?
My local council has informed me that as a guideline, all modifications must be council approved and they directed me to the local council website. However, at the moment, I can't find any relevant information there.
Surely, not EVERY modification will need to be council approved? I mean, to exagerate the simplicity of dividing a room – if I added a stringline (LOL) across the room, surely that doesn't need approval. Slightly better, if I added a couple of planks of timber, surely that doesn't need to be approved. Then say a full wall that basically "sits" in place and doesn't change the structurally integrity of the house, surely that doesn't need approval? I think it's reasonable that if a load bearing section of the house in modified, that council approval be necessary. Can someone help clearup what exactly needs to be approved and what doesn't?
Are you building yourself or employing somebody to do the job? If employing somebody, they can take care of Council affairs for you.
Generally speaking I believe it’s better to just seek approval from the local government as they will certify the safety of what is being constructed. If you are renting or selling the house at least you can say its ‘Council Approved’. The other thing to keep in mind is that your insurance company may not honour a claim if you have unapproved structures involved. If you did need to get some kind of formal approval, the cost and timeframe is minimal, as it would just be a building licence and no planning approval would be required if its only internal.
Ryan
Hi Frugal,
Let's get straight to the nitty gritty here!
If the works you are proposing are not structural and do not exceed $12,000 in value, you will generally not require building approval for the works.
However, if you are changing the use of the building (in this case by adding a bedroom) then you may be required to obtain planning approval for the works. This may also have a "knock on" effect with car parking etc.
I think you're quite right in suggesting it's your right to divide the spaces as you see fit, and Ryan also makes a good point about the legality of the works down the track. So, if the works are easily and cheaply done, they will be easily and cheaply undone if required.
Walls are defined by council as 'Structural ' regardless of whether it is a non-loadbearing or structural wall. Simply putting a wall up will give rise to issues including natural light, ventilation and depending upon the class of building: safety, egress, fire issues etc.
A substandard/non-approved room will not add value at the time of sale any building inspector will pick up a non-approved room, raise the issue with a purchaser and give them a bargaining point to reduce the sale price or walk away from the deal.
Although it's a pain (and sometimes a costly or lengthy process), I think it is always better to 'do it once, do it right' when renovating. If you need approval from council then definitely get it. Short cuts may cost you in the long run as the others have said.
Also, consider that if anything happens and you need to claim on your insurance, unauthorised work may compromise the claim.
Cheers,
Jane Eyles-Bennett
Hotspace Consultants – Renovation Guidance for Property Investors
http://www.HotspaceConsultants.comJane – Hotspace | Hotspace Consultants
http://hotspaceconsultants.com/home
Email Me | Phone MeRenovating for Profit specialist
Any good builder or renovation company should provide as part of their quote, getting the permit application submitted and approved.
Also, you shouldn't need to get a seperate permit for each piece of structural change you do to a property, you can incorporate them all into one permit.
And just one more tip… you don't have to use a council surveyor. Doing so may mean that it takes anywhere around 4-6 weeks to get approval, your builder should be able to use a private surveyor which may cost a few hundred dollars extra but will get it approved much quicker for you. When we do renos for clients, it takes us 1-2 weeks to get approvals in order to be able to commence work straight away and save clients holding costs.
Hope that helps!
There are also changes to the planning system in NSW due to come into force at the end of Feb 10. Turn around time, even through council will be 10 days.. (I'll believe it when I see it).
Been to court with a NSW council and this very issue, albeit many years ago.
We had a huge 3 car garage and one brm flat + bathroom full brick all under one roof and joined to the house.
Builder friend erected partitions in our 3 car garage which reduced garage space but increased the one bedroom to 2, all under the same roof. Neighbour complained to council. Council issued a demolition order.
We refused to co-operate. It went to court.
Magistrate ruled the partitions constituted "building" and any building required a DA from Council.
Maybe regs have changed or are different in each council area.
good luck
cheers
thecrestthecrest | Tony Neale - Statewide Motel Brokers
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In WA, you can always obtain a retrospective approval, I’m sure this is the case for other states.
Each Council is different when it comes to the need for various types of approvals – always best to check first and comply.
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