Principal Certifier, Building Inspections and Occupation Certificates
To appoint a Principal Certifier (PC) and apply for post consent certificates (such as a Construction Certificate, Occupation Certificate or Subdivision Certificate), you must submit an application through the NSW Planning Portal.
If you want City of Newcastle (CN) to complete these tasks, you need to apply for each 'Post Consent Certificate' by selecting the certificate type and nominating 'Newcastle City Council'. Once submitted, we will check your application and contact you for payment.
Visit our Lodging an Application webpage for more information or call our Contact Centre on (02) 4974 2000 to enquire about fees.
Intention to Commence Works
At least two days prior to any building or subdivision works commencing, you must notify CN via the NSW Planning Portal. To arrange this, open the 'PC Appointment' application and select 'Intention to commence works' from the 'Actions' menu.
If you have appointed CN as your PC, you will be issued with a Contract for the engagement which you will need to sign and return to CN before any works can commence. The contract will outline which inspections are required for the development. You will need to book your inspections and submit all required mandatory data a minimum of one day before you want the inspection.
Only accredited certifiers or councils can undertake the functions of a PC for a development. The roles and responsibilities of the PC are set out in the Environmental Planning and Assessment Act 1979.
It's important to note that applying for a Construction Certificate is not the same as appointing a PC. The certifying authority who issues the Construction Certificate does not have to be the PC. You must specifically appoint a PC via the NSW Planning Portal to undertake inspections and issue the Occupation Certificate.
It's essential to appoint a PC before starting any building or subdivision work. The PC will need to inspect the building/subdivision works during the course of construction to ensure it meets the regulatory requirements.
Only the PC can issue the Occupation Certificate and/or Subdivision Certificate at the end of the work. Before an Occupation Certificate is issued, the PC will check the building meets the necessary approvals, is safe for occupancy and complies with its classification under the Building Code of Australia. The PC can issue Subdivision Certificates where CN's Local Environmental Plan (LEP) allows.
Who can appoint a PC?
The person with the benefit of the development consent must appoint the PC. This is usually the owner of the land or someone authorised to act on their behalf. The builder cannot appoint the PC unless they are the person with the benefit of the development consent. If you are appointing an accredited certifier as the PC, you must appoint an individual rather than the company the individual works at.
To book an inspection, please contact our Contact Centre on 02 4974 2000 between 8 am - 5 pm Monday to Friday or send an email to inspections@ncc.nsw.gov.au with the following information:
- Date of inspection (allowing at least one day's notice)
- Type of inspection required
- Name and contact phone number
- Address of property to be inspected
- Development application number
Your work must be ready at the time of the inspection, otherwise we may charge a re-inspection fee. Dogs must be tied up.
Following the inspection, an email will be sent to you advising of the inspection result. If the inspection has failed, it will contain details of the required rectification work. You will be required to have the works re-inspected or provide any required documentation before you proceed with construction.
There are a number of mandatory inspections that must be carried out by your PC. If these inspections are not completed, you may not receive an Occupation Certificate. It is an offence to occupy a building without an Occupation Certificate.
Your PC may also request additional inspections; these are usually nominated in your PC agreement. The mandatory inspections required by the legislation are dependent on the type of building you are constructing, as listed below:
The following mandatory inspections are required class 1 and 10 buildings (e.g. dwellings, alterations and additions, garages, carports and swimming pools):
- Footing
- Slab and other steel reinforcement
- Frame (including floor)
- Wet area waterproofing
- Stormwater
- Intent to fill pool
- Final/completion.
The following mandatory inspections are required for class 2, 3 and 4 buildings (e.g. multi-unit developments, and residential components of commercial or industrial buildings):
- First footing
- Wet area waterproofing
- Stormwater
- Final/completion.
The following mandatory inspections are required for class 5, 6, 7, 8 and 9 buildings (e.g. offices, shops, factories and commercial buildings):
- First footing
- Stormwater
- Final/completion
A final inspection is an inspection conducted once all the building works have been completed.
When booking a final inspection, you will also need to apply for an Occupation Certificate via the NSW Planning Portal. Once the final inspection has been completed and passed, an Occupation Certificate may be issued.
An Occupation Certificate (OC) certifies that the building or nominated part of the building is suitable and safe to be occupied, in accordance with the relevant requirements of the Building Code of Australia (BCA).
An OC must be obtained from the appointed PC before a new building or part of a building (e.g. additions to a building) can be occupied and before commencing any change in a building's use. Where CN has been appointed as the PC, applications for OC's should nominate 'Newcastle City Council' to issue the OC.
Before issuing a certificate, the structural adequacy, fire safety and the health, safety and amenity of future occupants of the building are considered. The PC must also ensure that relevant development consent conditions and requirements have been complied with.
Failure to obtain an OC is an offence which can result in substantial penalties or issue of notices and orders.