Construction Certificates

All Development Applications (DAs), Construction Certificates (CCs) and Complying Development Certificate (CDCs) are to be submitted via the NSW Government's online Planning Portal. All you need to do is apply for a NSW Planning Portal account, and submit your application online. Simply click here to start the process and follow the links. Quick Reference Guides are available to help too. Submission of a Construction Certificate will require the following information & documents:

Once Council has made an assessment that your application complies with all building requirements and is consistent with your development consent, you will be provided with your Construction Certificate.

What needs to be done before construction work is commenced?

• Make sure you have your approved Development Consent. Read the document and comply with the conditions at all times.
• Make sure you have your approved Construction Certificate.
• Make sure your Notice of Commencement form has been submitted.
• Make sure that the required signage has been provided to identify the site, builder’s information, PCA etc.
• Make sure that a builder’s toilet is available in accordance with Work Cover Requirements.
• Make sure provisions have been made for construction waste.
• Make sure all environment controls are in place. For demolition, excavation or building work, this can include:
  • Occupational Health and Safety and public safety 
  • Waste management
  • Soil and erosion controls
  • Limiting hours of construction work involving noisy activities.

Visit the NSW Workcover and Office of Environment and Heritage websites for further detail.

Once you have completed all construction work, it will be necessary for you to arrange for a final inspection with Council. The building cannot be used or occupied until you have arranged for this final inspection and an Occupation Certificate has been issued by Council. You must remember that it is an offence to occupy or use a building without an Occupation Certificate.

Interim/ Partial Occupation Certificate

An Interim/Partial Occupation Certificate can be issued if the building is fit for occupation but there are still outstanding matters to be addressed. These matters must be addressed within the designated timeframe stated on the Interim Occupation Certificate. The building must be reinspected before a Final Occupation Certificate can be issued.

Final/Whole Occupation Certificate

A Final Occupation Certificate is issued by the Principal Certifying Authority and certifies that:

• A development consent is in force with respect to the building.
• A construction certificate has been issued with respect to the plans and specifications for the building.
• The building is suitable for occupation or use in accordance with its classification under the Building of Australia.
• When required, a final fire safety certificate has been issued for the building.
• When required, a report from the Commissioner of Fire Brigades has been considered. 

It should be noted that an Occupation Certificate is a lawful requirement in the conveyancing process when a property is sold and it is therefore essential that you follow the above process. 

An Occupation Certificate must be applied for via the NSW Planning Portal. Read all documentation received with your Construction Certificate carefully and ensure all inspections are conducted and that all required documentation and certificates are submitted with your online Occupation Certificate application.

Note - A period of two years is provided to obtain an Occupation Certificate from the last building inspection conducted by Council or it may not be issued.

No. If you have obtained a Complying Development Certificate for your proposal, then you do not require a Construction Certificate before you can commence works.

No. A Construction Certificate cannot be issued for works which have already been erected or carried out. Consequently, any Construction Certificate Application submitted for existing work will be rejected. For instances where building works have been carried out without the correct approval, a Building Certificate can be sought. To find out more about getting approval for existing building works, see the Building Certificate section of this website. 

Note - it is an offence to carry out building works without having the proper approvals in place, commencing any works without approval may incur heavy penalty fees.

Bookings for inspections may be arranged by telephoning Council’s Environmental Services Department on (02) 6340 2040, between the hours of 8.30am to 4.30pm, Monday to Friday.

Council will require a minimum of 48 hours notice prior to the inspection being carried out. This will allow time for the necessary files to be made available for the inspecting officer. Council cannot guarantee an inspection if less than 48 hours notice is provided.

It is essential that you have the following information ready when booking an inspection:

• The Construction Certificate number.
• Job site address.
• The type of inspection that is required (i.e. footings, frame etc).
• The date and time the inspection is required.
• The name of the person requiring the inspection and their phone number. 

All Construction Certificate Applications lodged with Council must be accompanied by a fee. This fee is calculated based on the estimated cost of your development. This is the same estimated cost that you used when you lodged your Development Application.

Generally, the Construction Certificate Fee is made up of:

• Construction Certificate Application Fee
• Inspection Fees

The required fees and charges are set out in Cowra Council's Revenue Policy. 

Additional Fees & Approvals

In addition to the application fee and the inspection fees, the following fees and additional approvals may also apply at Construction Certificate stage:

• Long Service Levy fee (where the value of works exceed $250,000)
• Plumbing Drainage fee (if you are proposing to connect to Council’s water, sewer or storm water)
• On-site Sewage Management fee (if you are proposing to install a septic tank). 

What are certifiers?

 Certifiers are responsible for the approval and inspection of building works.  They issue the certificates you need to build including Complying Development Certificates(PDF, 169KB) and Construction Certificates. In most cases, the certifier is either the local council or an accredited certifier (private practitioners accredited to act as public officials).

What is a Principal Certifier?

In most cases you will need to engage a particular type of certifying authority known as a Principal Certifier (PC). The PC inspects building works during the course of construction to ensure it meets with regulatory requirements. It is the job of the PC to assess whether the building work complies with approvals and is suitable and safe for occupation.

The PC needs to be appointed before building works can commence. To do this, you must fill out an Combined Appointment of PC and Contract for carrying out certification work form and submit this to Council. 

Who can nominate a PC?

The person having the benefit of a development consent or complying development can appoint a PC.

A contractor or any other person who will carry out the building work or subdivision work cannot appoint a PC, unless that person is the owner of the land on which the work is to be carried out.

Who can be a Principal Certifier?

Only an accredited certifier or Council can undertake the functions of a Principal Certifier for your development.

Where can I find further information?

The  contains further information about certifying authorities. Alternatively, you can telephone Council on (02) 6340 2040 and ask to speak to one of Council’s Building Surveyors. 

No. You must not commence any form of construction until you have received a Construction Certificate from Council. It is important that you read the conditions of your development consent carefully to determine whether there any other approvals required before you can commence construction works.