Do I Need a Permit for Demolition in Melbourne? (2026 Guide)

Before a single wall comes down on your Melbourne property, there’s paperwork to sort — and the most important piece is your demolition permit. Skip it, and you’re looking at fines, stop-work orders, and potentially having to undo work at your own expense.

The short answer: yes, you almost certainly need a building permit before demolishing any structure in Melbourne. Under the Victorian Building Act 1993, a building permit is required before demolishing a building. There are a handful of exemptions, but they’re narrow — and if your property sits in a Heritage Overlay zone, you’ll need a planning permit on top of the building permit.

This guide walks you through exactly what’s required, how to apply, what it costs, and how to avoid the most common mistakes homeowners make when planning a demolition.

Do You Need a Permit to Demolish in Melbourne?

Under Part 5 of the Building Act 1993 and the Building Regulations 2018, a building permit is required before carrying out demolition work on any building or structure in Victoria. This applies to:

• Full house demolitions — whether weatherboard, brick veneer, double brick, or concrete
• Partial demolitions — removing a wing, upper storey, or significant structural section
• Commercial and industrial building demolitions
• Multi-unit and apartment building demolitions
• Outbuildings, carports, and large sheds in most cases

The building permit ensures the demolition will be carried out safely, that neighbouring properties are protected, that hazardous materials (particularly asbestos) are handled correctly, and that utility services are properly disconnected.

When a Permit Isn’t Required

There are limited situations where you can demolish without a building permit in Victoria. Under the Building Regulations 2018, the following are generally exempt:

• Small non-habitable structures — timber garden sheds, cubby houses, and similar lightweight structures under 10 square metres that don’t require a footing or foundation
• Fences — standard residential fences (not retaining walls) can typically be removed without a permit
• Minor removals — removing non-structural internal elements like built-in wardrobes, benchtops, or non-load-bearing partition walls as part of a renovation (these aren’t classified as “demolition” under the Act)

However, even these exemptions come with caveats:

• If the structure contains asbestos, you still need to follow all WorkSafe Victoria regulations for asbestos removal regardless of whether a building permit is required
• If your property is in a Heritage Overlay, even removing a garden shed or fence may require a planning permit from your council
• Some councils have local laws that require notification even for exempt works — always check with your local council first

Heritage Overlays — When You Need a Planning Permit Too

If your property sits within a Heritage Overlay (HO) zone — and thousands of Melbourne properties do — demolition becomes significantly more complex. You’ll need a planning permit from your local council in addition to the standard building permit.

Heritage Overlays protect buildings, streetscapes, and precincts that are considered to have historical, architectural, or cultural significance. They’re common in Melbourne’s inner and middle suburbs:

• Carlton, Fitzroy, Collingwood — extensive heritage precincts covering most residential streets
• South Melbourne, Albert Park, Port Melbourne — Victorian and Edwardian-era streetscapes
• Kew, Hawthorn, Camberwell — Federation and interwar period homes
• Williamstown, Yarraville — maritime and industrial heritage areas
• St Kilda, Elwood, Brighton — mixed-period heritage precincts

How to check if you’re in a Heritage Overlay

The easiest way is to search your address on VicPlan (planning.vic.gov.au/map) — the Victorian Government’s free online planning map. Enter your address, and any overlays affecting your property will be displayed. You can also contact your local council’s planning department directly.

What a heritage planning permit involves

Applying for a planning permit to demolish in a Heritage Overlay zone typically requires:

• A formal planning permit application to your local council
• A heritage impact assessment prepared by a qualified heritage consultant
• Detailed plans showing what’s being demolished and (if applicable) what’s being built in its place
• Justification for why demolition is necessary — councils need to be persuaded the heritage value doesn’t outweigh the case for demolition
• Public notification — neighbours and other affected parties may have the right to object

Councils can (and do) refuse planning permits for demolition in heritage areas. If your property is individually heritage-listed (as opposed to being in a heritage precinct), getting approval to demolish is extremely difficult unless the building is structurally unsound.

Properties that are merely in a heritage precinct — but not individually significant — have a better chance of approval, particularly if the replacement building is sympathetic to the streetscape character.

The Demolition Permit Application Process — Step by Step

Here’s exactly what you need to do to get your demolition properly permitted in Melbourne.

Step 1: Determine what permits you need

Before anything else, establish whether you need:

• A building permit only (most standard demolitions)
• A building permit AND a planning permit (heritage zones, certain overlays)
• Any other council approvals (tree removal permits, vehicle crossover permits, etc.)

Check VicPlan for overlays and contact your local council if unsure. Your demolition contractor or building surveyor can also advise.

Step 2: Commission an asbestos audit

Under the Occupational Health and Safety Regulations 2017, an asbestos audit must be conducted before any demolition of a structure built before 31 December 2003. The audit must be performed by a licensed asbestos assessor (Division A — identification) or a competent person as defined by WorkSafe Victoria.

The audit report identifies the location, type, and condition of any asbestos-containing materials (ACMs) in the building. This report is required as part of your building permit application — no audit, no permit.

Read our detailed guide on how to identify asbestos in your home for more on what to expect from the audit process.

Step 3: Arrange service disconnections

All utility services must be permanently disconnected before demolition begins. Your building surveyor will require evidence that disconnections have been arranged before issuing the building permit. This includes:

• Electricity — contact your electricity distributor (CitiPower, Powercor, Jemena, AusNet Services, or United Energy)
• Gas — contact your gas distributor or retailer
• Water and sewer — contact your water authority (Yarra Valley Water, South East Water, or Western Water)
• Telecommunications — contact NBN Co and/or Telstra for disconnection of phone and internet services

Start this process early — utility companies typically need 2 to 4 weeks’ notice, and some disconnections (particularly gas abolishments) can take longer.

Step 4: Engage a registered building surveyor

In Victoria, building permits are issued by registered building surveyors — not by councils directly (though councils do employ municipal building surveyors). You can choose either:

• Your council’s municipal building surveyor (MBS)
• A private building surveyor registered with the Victorian Building Authority (VBA)

Private building surveyors are generally faster and more flexible than council surveyors. Your demolition contractor will usually have a preferred surveyor they work with regularly.

Step 5: Submit your building permit application

Your building surveyor will guide you through the application, but you’ll typically need to provide:

• Completed building permit application form
• Certificate of title for the property
• Site plan showing what’s being demolished
• Asbestos audit report
• Evidence of service disconnection arrangements
• Details of the demolition contractor and their registration
• Insurance details (builder’s warranty insurance may be required)
• Owner-builder certificate (if applicable)

If a planning permit is also required, it must be obtained before the building permit can be issued.

Step 6: Notify neighbours and council

The building surveyor must notify the relevant council at least two days before issuing the building permit. Additionally, your demolition contractor should notify immediate neighbours before work begins — this is both a courtesy and a practical necessity for managing dust, noise, and access.

Step 7: Receive your building permit and commence work

Once the building surveyor is satisfied that all requirements are met, they’ll issue the building permit. The permit must be displayed on-site during demolition works. Your contractor can then begin work in accordance with the permit conditions.

Step 8: Final inspection and sign-off

After demolition is complete, the building surveyor will conduct a final inspection to confirm the work has been carried out in accordance with the permit. They’ll then issue a certificate of final inspection, which you should keep for your records.

The Role of Building Surveyors in Demolition

Building surveyors are central to the demolition permit process in Victoria. Their role includes:

• Assessing applications — reviewing all documentation, plans, and reports to ensure the demolition can proceed safely
• Issuing building permits — only a registered building surveyor can issue a building permit in Victoria
• Setting permit conditions — specifying requirements for hoarding, dust control, hours of work, protection of neighbouring properties, and more
• Conducting inspections — mandatory inspections during and after demolition to verify compliance
• Issuing final certificates — confirming the demolition was completed in accordance with the permit

When choosing a building surveyor, look for one experienced in demolition projects. They should be registered with the VBA and familiar with the specific requirements of your local council.

Private building surveyors typically charge between $500 and $1,500 for a straightforward residential demolition permit, depending on the complexity of the project. This fee is separate from the building permit levy.

Asbestos Audit Requirements

Asbestos audits are not optional — they’re a legal prerequisite for demolition permits in Victoria. Here’s what you need to know:

When an asbestos audit is required

An audit is required before the demolition or refurbishment of any structure built before 31 December 2003. Given that the vast majority of buildings being demolished in Melbourne pre-date 2003, this effectively means every demolition needs an asbestos audit.

Who can perform the audit

The audit must be conducted by a competent person — typically a licensed asbestos assessor or occupational hygienist. They’ll inspect the building, take samples of suspected materials, and have them analysed at a NATA-accredited laboratory.

What the audit covers

A thorough asbestos audit inspects all accessible areas of the building, including:

• Roof sheeting and guttering
• Eaves, soffits, and fascia boards
• External wall cladding (fibro, weatherboard backing)
• Internal wall and ceiling linings
• Bathroom and laundry wet areas
• Vinyl flooring and adhesives
• Electrical switchboards and meter boards
• Fencing and outbuildings
• Insulation (thermal and acoustic)

The resulting report classifies any asbestos-containing materials (ACMs) found, their condition, risk level, and recommended actions. This report is submitted with your building permit application.

For more detail on where asbestos hides in Melbourne homes, read our complete guide to identifying asbestos in your home.

If asbestos is found

If the audit identifies ACMs, they must be removed by a licensed asbestos removalist before the main demolition begins. Friable (crumbly) asbestos must be removed by a Class A licensed removalist. Non-friable (bonded) asbestos over 10 square metres requires a Class B licence at minimum.

Asbestos removal adds both cost and time to your project — typically $3,000 to $15,000+ depending on the type and extent. Factor this into your demolition budget.

Service Disconnection Requirements

All utility services must be permanently disconnected before demolition can lawfully commence. This is both a permit requirement and a critical safety issue — demolishing a building with live electrical, gas, or water connections is extremely dangerous.

What needs to be disconnected

Service	Who to Contact	Typical Timeframe	Typical Cost
Electricity	Your electricity distributor	2 – 4 weeks	$200 – $600
Gas	Gas network operator or retailer	2 – 6 weeks	$150 – $500
Water & sewer	Your water authority	1 – 3 weeks	$200 – $500
Telecommunications	NBN Co / Telstra	1 – 3 weeks	$0 – $300
Stormwater	Your local council	1 – 2 weeks	Varies

Total budget for all disconnections: $1,000 to $3,000. Start the process as early as possible — utility companies work to their own timelines, and delays here can push back your entire demolition schedule.

Your building surveyor will require confirmation that disconnections have been arranged (not necessarily completed) before issuing the building permit. Your demolition contractor should be able to coordinate this on your behalf.

Permit Costs and Timelines

Here’s what you can expect to pay and how long the permit process takes:

Building permit costs

Cost Component	Typical Range
Building permit levy (paid to VBA)	$120 – $400
Building surveyor fee	$500 – $1,500
Total building permit cost	$620 – $1,900

The building permit levy is calculated as a percentage of the estimated cost of works. For most residential demolitions, this falls in the $120–$400 range.

Planning permit costs (heritage zones only)

Cost Component	Typical Range
Planning permit application fee	$1,200 – $2,500
Heritage impact assessment	$1,500 – $5,000
Architectural plans / documentation	$1,000 – $3,000
Total planning permit cost	$3,700 – $10,500

Timeline

Permit Type	Typical Processing Time
Building permit (standard)	1 – 3 weeks
Building permit (complex site)	3 – 6 weeks
Planning permit (heritage)	4 – 12 weeks
Planning permit (with objections / VCAT)	6 – 12+ months

For a standard residential demolition outside a heritage zone, expect the entire permit process to take 2 to 4 weeks. For heritage properties, allow 3 to 6 months minimum.

For a full breakdown of all demolition-related costs, see our Melbourne demolition cost guide.

Penalties for Demolishing Without a Permit

Demolishing without the required permits in Victoria is a serious offence. Here’s what you risk:

• Fines for individuals — up to approximately $90,000 (600 penalty units) for carrying out building work without a permit under the Building Act 1993
• Fines for companies — up to approximately $450,000 (3,000 penalty units)
• Stop-work orders — council or the VBA can issue an immediate stop-work order, halting your project indefinitely
• Building orders — you may be ordered to make good any damage or non-compliant work, potentially at enormous cost
• Planning enforcement — if a planning permit was required (heritage zone) and you demolished without one, the penalties are separate and additional
• Insurance issues — unpermitted work may void your home insurance and create problems when selling the property
• Criminal prosecution — in extreme cases, particularly involving asbestos exposure or injury, criminal charges can apply

Council-Specific Information for Melbourne

Melbourne has 31 local government areas, each with their own planning schemes and processes. Here’s a quick overview of the major councils and their demolition-related considerations:

City of Melbourne

Extensive Heritage Overlays throughout the CBD, Carlton, North Melbourne, East Melbourne, and Parkville. Most demolitions in these areas require both building and planning permits. The council’s planning department is busy — allow extra time for planning permit applications.

City of Yarra (Fitzroy, Richmond, Collingwood, Abbotsford)

One of the most heritage-rich municipalities in Melbourne. Nearly every residential street has a Heritage Overlay. Full demolition approvals are difficult to obtain for individually significant buildings. The council has a heritage advisory committee that reviews major applications.

City of Port Phillip (St Kilda, South Melbourne, Albert Park)

Extensive heritage precincts and neighbourhood character overlays. The council is particularly protective of Victorian and Edwardian-era buildings. Expect rigorous assessment of demolition applications in overlay zones.

City of Stonnington (South Yarra, Prahran, Toorak, Malvern)

Heritage Overlays in older parts of South Yarra, Prahran, and Malvern. The council also has neighbourhood character overlays that can affect demolition approvals even outside heritage zones.

City of Boroondara (Kew, Hawthorn, Camberwell, Balwyn)

Significant heritage precincts, particularly in Kew and Hawthorn. The council has been actively expanding heritage protections in recent years. Strong neighbourhood character policies also apply.

Outer suburban councils

Councils in Melbourne’s outer growth areas — such as Wyndham, Casey, Hume, and Whittlesea — generally have fewer Heritage Overlays and more straightforward demolition approval processes. However, building permits are still required, and asbestos audit requirements apply regardless of location.

Frequently Asked Questions