Building Information Certificate (BIC) NSW — Unauthorised Work
Building Information Certificate applications for past unauthorised structures across NSW. Structural assessment, rectification advice and council coordination.
Contact UsWhen BIC matters most
Common scenarios we handle:
- Pre-purchase due diligence: buyer discovers past deck, garage, granny flat or internal work was never approved
- Vendor disclosure: you want to regularise past work before listing for sale
- Council compliance: council has issued a notice or order requiring approval
- Refinance/valuation: bank requires confirmation the property is code-compliant for valuation
BIC costs and timeline
| Item | Typical NSW range |
|---|---|
| Council BIC application fee | $400 – $1,500 |
| Structural assessment / documentation | $2,000 – $6,000 |
| Council assessment time | 4 – 8 weeks |
| Rectification (if required) | Varies — engineering report required |
The giantA BIC process
- Site inspection: we assess the unauthorised structure and identify compliance gaps
- Rectification strategy: determine if the work can be certified or needs modification
- Documentation: structural report, photographs, plans, compliance certificate
- Council lodgement: we lodge the BIC application and coordinate any inspections
Frequently Asked Questions
What is a Building Information Certificate (BIC)?
A Building Information Certificate (BIC) is a certificate issued by your local council confirming that an existing building is structurally adequate and complies (or what work is needed to comply) with current regulations. It is commonly sought when purchasing property with unauthorised work, or when regularising past unapproved structures.
When do I need a BIC for unauthorised work?
You typically need a BIC when selling a property and the buyer discovers past work was done without approval (unauthorised additions, internal alterations, secondary dwellings, swimming pools). A BIC confirms the council won't pursue enforcement, giving buyers confidence to proceed.
What's the difference between BIC and retrospective approval?
A BIC is a certificate of structural adequacy — it confirms existing work is safe and complies (or identifies required rectification). Retrospective approval (retrofit DA) is a development application lodged after the fact seeking planning approval. Many unauthorised structures need both.
How much does BIC application cost in NSW?
Council BIC fees typically range from $400 to $1,500 depending on the structure type and council. The bigger cost is usually the documentation — a structural report or architectural assessment of the unauthorised work, which runs $2,000–$6,000 depending on complexity.
How long does BIC assessment take?
Council assessment of a BIC application typically takes 4–8 weeks. If rectification work is required, allow an additional 4–12 weeks for the work plus re-inspection. Total timeline from engagement to certificate issuance: 2–4 months.
Can a BIC application be refused?
Yes — if the structure is dangerous, doesn't meet basic Building Code of Australia standards, or breaches planning controls that can't be rectified, the council can refuse a BIC. Refusal may lead to enforcement action or demolition orders. This risk is why thorough pre-purchase due diligence matters.
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