Planning a kitchen renovation in Melbourne? Before you start picking tiles and tearing out old cupboards, there’s one thing you can’t afford to skip: permits. They might not be the most exciting part of your project, but getting them sorted early can save you time, money, and a mountain of stress.
I’ve seen too many renos stall (or blow out the budget) because someone thought council approval was optional. So, here’s the no-fluff guide to what permits you actually need, when to get them, and how to keep your build on the right side of the law.
Why Kitchen Renovation Permits Matter More Than You Think
When I first started doing kitchen renos back in Albury, permits felt like something you only worried about when building a second storey or putting in a pool. But once I made the move to Melbourne, I quickly learnt that councils here don’t muck around. Even something as simple as moving a sink can trigger permit requirements in certain postcodes—especially in areas like Stonnington or Boroondara, where regulations are tighter than a new apprentice’s tape measure.
A building permit is essentially your ticket to start legal work. It’s issued by a private or municipal building surveyor and confirms that your plans meet the Building Act 1993 and the National Construction Code. It’s not about red tape for the sake of it—permits are there to ensure work is done safely, properly, and to a standard that protects the homeowner (and any poor sparkie or plumber who follows you in years later).
The Real Cost of Skipping a Permit
I once got called out to a job in Glen Iris where a bloke had hired a cheap crew to gut his kitchen. They didn’t bother with permits. Looked alright on the surface—nice finishes, new gas cooktop, the lot. But the gas line had been shifted without certification, and they’d hacked into a stud wall that turned out to be load-bearing. When the homeowners tried to sell six months later, the building inspector picked up everything. They had to rip it all out and start again.
Here’s what skipping a permit can cost you:
- Fines: Councils can issue on-the-spot penalties, sometimes in the thousands.
- Stop-work orders: Your project can be shut down mid-build.
- Rework costs: Non-compliant work might have to be demolished and redone.
- Insurance drama: If you ever make a claim and it turns out the work was unpermitted, your insurer can wash its hands of it.
- Resale hassles: A savvy buyer will ask for permit records, especially in Melbourne’s higher-end suburbs. No paperwork? No sale—or a seriously reduced offer.
It’s not just about ticking boxes. It’s about peace of mind. If your sparkie signs off the wiring and a building inspector signs off the structure, you sleep better knowing no one’s going to get zapped or crushed.
Kitchen Renovations That Require Council Permits
Kitchen renovations come in all shapes and sizes. Some jobs are as simple as updating cabinetry and throwing in a new benchtop. Others involve gutting the entire room, shifting plumbing, rerouting power, and knocking through a wall or two to open up the space. And here’s the catch—just because a renovation looks small doesn’t mean it’s exempt from permits.
As a rule of thumb, you’ll likely need a permit if you’re doing anything that touches the structure, plumbing, electrical, or gas systems. Here’s a breakdown I usually give clients when we’re sitting around the plans:
- Plumbing changes – Moving a sink, adding a dishwasher or a new water line for your fridge? Yep, that’s plumbing, and yes, you’ll need a permit.
- Gas modifications – If you’re installing or relocating a gas cooktop or oven, that triggers a compliance check.
- Electrical upgrades – This includes anything beyond like-for-like swaps. If we’re putting in extra power points, new circuits for appliances, or upgrading to meet current code—especially in older homes in places like Richmond or Fitzroy—a permit will be needed.
- Structural changes – Knocking out a wall to open up to the dining room? Even if it’s non-load bearing, the surveyor might still need to sign off.
- New openings – Skylights, windows, or even big exhaust fans that require cutting into the ceiling or external walls can fall under permit requirements.
Some tasks—like painting, installing flat-pack cabinets, or replacing benchtops—can usually be done without paperwork, as long as they don’t interfere with any of the major systems mentioned above.
But I’ll say this: when in doubt, ask. Different councils can interpret things differently, and what’s fine in Casey might need sign-off in Bayside.
A Practical Permit Checklist for Your Reno Plans
Here’s a simple yes/no checklist we use during early planning stages. If you tick yes to any of the below, you’re likely entering permit territory:
- Installing new appliances that require water, gas, or dedicated circuits?
- Moving plumbing or drainage points?
- Changing the kitchen layout (i.e., knocking down walls or shifting structural elements)?
- Adding new windows, skylights, or modifying the ceiling?
- Running new electrical lines or upgrading switchboards?
- Installing or moving a gas cooktop or oven?
If you ticked none of the above, great—you’re likely in the clear. But if even one box gets checked, it’s worth talking to a builder or checking directly with your council. It’s a small step that can save a heap of grief.
Step-by-Step Guide to Securing a Renovation Permit
If you’ve never tackled a reno with permits before, the process might seem a bit over the top. But once you’ve been through it a couple of times, you realise it’s pretty straightforward, as long as you’re organised and start early.
Here’s the exact process we follow at Focus Build when pulling permits for a kitchen renovation around Melbourne:
1. Research Your Local Council Requirements
Every council is a bit different. Some are fast and flexible, others will make you wait and double-check everything. In Stonnington, for example, we’ve seen simple permits come through in two weeks. In Yarra or Darebin, you might be looking at six.
Tip: Go straight to the council’s website or call the building department. Don’t rely on what someone’s uncle told them on Facebook.
2. Fill Out the Permit Application
You’ll need to submit a building permit application to a registered Building Surveyor—either through your local council or a private provider. This includes site plans, construction drawings, and specs of what you’re changing.
If you’re working with us, we handle this paperwork for you. We’ve got templated plans ready to go, which makes the process quicker.
3. Pay the Permit Fee
Permit fees vary based on the project size and scope. For most kitchen renovations, you’re looking at $500–$1,200, but bigger jobs or high-end suburbs might bump that up to $2,000+ once you factor in required reports or heritage overlays.
Always factor this into your budget early—these are “hidden costs” that catch people off guard if they’re not prepared.
4. Book the Required Inspections
Permits aren’t just a once-off approval. Depending on the scope, you might have scheduled inspections at different stages:
- Pre-slab/plumbing rough-in inspection
- Framing or structure inspection (if walls are involved)
- Final inspection once the works are completed
Plumbing and electrical permits often come with their own inspection requirements, too. Good builders coordinate all this behind the scenes.
5. Wait for Final Approval
Once you’ve submitted everything, there’s a waiting period. Sometimes it’s two weeks. Sometimes it’s two months, especially if there’s a heritage overlay, planning overlay, or bushfire zoning (BAL rating).
We had a project in Eltham that was held up for three weeks because of an out-of-date site plan. One missing signature can delay the whole thing.
6. Apply Early and Stay Ahead
This one’s simple: the earlier you start, the better. I recommend starting the permit process at least 6–8 weeks before your planned construction date. You’ll save yourself the stress of rushing, and you won’t lose your trades to other jobs if timelines slip.
How Permits Affect Your Budget and Timeline
You’d be surprised how often people forget to budget for permits. It’s one of those “set and forget” items that can sneak up and bite you halfway through a job. I’ve seen clients nail every design detail—tapware, splashbacks, soft-close drawers—only to get sideswiped by a $1,500 council fee they didn’t see coming.
Let’s break down the real costs tied to kitchen renovation permits:
- Permit Application Fees – These range depending on the value of the works. For a typical Melbourne kitchen renovation, you’re looking at $500–$2,000.
- Inspection Fees – Often bundled with the permit, but sometimes itemised separately, especially for plumbing and electrical sign-offs.
- Additional Reports – If your property has a heritage overlay, sits in a bushfire-prone area (BAL rating), or is in a flood zone (common in Maribyrnong or parts of Elwood), you might need extra documentation—and that’s not cheap.
- Professional Drafting or Engineering Plans – If you’re making structural changes, you’ll need clear, compliant plans. These can run $800–$2,500, depending on complexity.
Here’s the kicker: these costs usually hit before a single tool is lifted.
A client in Preston came to us after a permit quote blew out their DIY budget. They’d only set aside $25K for the whole kitchen—materials, labour, the lot. Once we added up permits, plans, and compliance, nearly 10% of that was gone before demo started. We had to redesign the scope to keep the project viable.
Timeline Blowouts Caused by Permit Delays
Now let’s talk time.
We once had a job in Northcote delayed six weeks because the owner hadn’t filed the permit application early enough. That meant idle trades, reshuffled schedules, and rebooked materials. It’s a domino effect.
Here’s where things often go pear-shaped:
- Slow council response – Some councils move quicker than others. Port Phillip can be a bit faster than Boroondara, but even then, you’re at the mercy of their internal queues.
- Missing documentation – One unchecked box on your form, and they’ll bounce it back.
- Poor planning – If your builder doesn’t plan inspections between stages, you’ll be stuck waiting instead of building.
To help clients stay ahead, we work backwards. Let’s say your kitchen needs to be done before Christmas. We’ll mark the “must start demo by” date, then count back six to eight weeks for permit lodgement. That way, there’s room for hiccups without pushing the project into the new year.
Real-World Reno Timeline Example
(Based on a medium-sized kitchen with plumbing and minor structural work in Glen Iris)
| Task | Estimated Time | Notes |
| Permit Research & Planning | 1–2 weeks | Includes quoting, design, and compliance |
| Permit Submission & Approval | 2–6 weeks | Depends on the scope + council delays |
| Demolition & Prep | 1 week | Must follow permit sign-off |
| Rough-in (Plumbing/Electrical) | 1–2 weeks | Requires certified trades + inspections |
| Cabinet Install | 1 week | Once the rough-in passes inspection |
| Final Fit-Off & Finishes | 1–2 weeks | Includes benchtops, painting, and splashback |
| Final Inspection | 1 week | Approval is needed before the handover |
Total Timeline: 8–14 weeks (including permit lead time)
Warning Signs: If Your Contractor Avoids the Word “Permit”
If there’s one thing that makes my blood boil, it’s hearing stories from homeowners who got stung by a contractor trying to shortcut the process. You’d be amazed how many try to avoid permits—not because they’re unnecessary, but because they don’t want the job under scrutiny.
Here are a few lines I’ve heard over the years that should instantly set off alarm bells:
- “You don’t need a permit for this.”
They say it so confidently, you almost believe them. But if plumbing, gas, or structural work is involved, yes, you do.
- “We’ll just get started and sort it out later.”
That’s code for “We’re not doing it properly.” Councils don’t take kindly to work that’s already begun before paperwork’s approved. It can lead to stop-work notices and re-inspections.
- “It’s only a permit issue because you live in [insert suburb].”
Heard this one in Brighton, Toorak, and even Balwyn. It’s rubbish. The rules apply no matter where you live—it’s not about postcode snobbery.
- “Permits just make it more expensive—we’ll keep it off the books.”
That’s great… until something goes wrong. No insurance, no warranty, and no way to sell without risking legal headaches.
We had a call from a homeowner in Surrey Hills who’d hired a kitchen contractor who “didn’t bother with permits because they were too busy.” The result? A gas leak behind the new oven. They were lucky it was caught during a random maintenance check and not after lighting a burner.
How to Vet a Professional Before Signing Anything
A good builder isn’t scared of permits—they welcome them. It shows the work is legit, safe, and done to code. If you’re unsure about who you’re hiring, here’s a quick checklist to keep you from getting caught out:
- Ask to see permit records from past projects
Any builder who’s proud of their work will have no issue showing previous permits or giving references.
- Get permit responsibilities written into the quote.
If the builder is handling it, make sure it says so in writing. Clarity up front saves stress later.
- Request a fixed timeline that includes inspections.
Builders should account for permit stages—like rough-in checks and final sign-offs—when setting their renovation schedule.
- Verify their builder’s licence and VBA registration.
In Victoria, any domestic building over $10,000 must be done by a registered practitioner. You can check this on the VBA website.
- Ask them directly: “What permits do I need for this renovation?”
If they dodge the question or give vague answers, they’re either inexperienced or hiding something.
Can You Pull Permits for DIY Kitchen Work?
We all love rolling up our sleeves and getting stuck in, especially when there’s money to be saved. And truth is, there’s plenty you can do yourself in a kitchen renovation—if you know where the legal lines are.
Painting? Go for it.
Flat-pack cabinets? Sure, just make sure they’re level.
New tapware or splashback tiles? Knock yourself out.
But once you get into moving plumbing, touching wiring, or modifying gas, you’re entering a danger zone. That’s where a permit isn’t just a formality—it’s a safety net. And unless you’re licensed, you legally can’t do that work in Victoria, permit or not.
I had a bloke in Bentleigh who wanted to cut costs by doing some of the electrical work himself. He ran a few cables for under-cabinet lights. Neat job, but no license. A month later, the wires shorted and melted part of the insulation behind the wall. No one got hurt, but the whole job had to be redone—and he couldn’t claim insurance.
So here’s the deal:
If your DIY project involves any of the following, you need a licensed tradie and a permit:
- Moving or installing new plumbing fixtures
- Changing or extending wiring
- Running a gas line
- Removing load-bearing walls
- Altering structural supports
The Building Act 1993 and Plumbing Regulations 2018 are clear: unlicensed work on regulated systems is illegal, even if it’s in your own home.
How to Work with a Contractor for Partial DIY Projects
Now, not everyone wants to hand over the entire job—and that’s fair. If you’re handy and want to save a bit on labour, you can absolutely work with a builder in a “hybrid” setup. We’ve done a few of these at Focus Build, and they can work brilliantly—if it’s planned properly.
Here’s how to make it work:
- Discuss the DIY scope before the job starts
Let your builder know what you want to do yourself—whether that’s painting, cabinetry installation, or sourcing materials.
- Keep licensed work to licensed pros.
. Even if you’re doing part of the job, things like plumbing, gas, and wiring must be handled by qualified tradespeople with permits.
- Sort permits in coordination with your builder.
If you’re responsible for some of the job, you may need to submit separate documentation or coordinate with the builder’s surveyor.
- Get clear boundaries in the contract.ct
For example, you install the cabinetry, and we do the services and compliance checks. Everyone knows who’s doing what.
- Don’t cut corners just to save a few bucks.
If something goes wrong and you did unlicensed work, it could void your insurance and your building permit approval.
We once worked with a client in Moonee Ponds who wanted to build his own island bench using reclaimed hardwood. We were happy to help—he did the carpentry, and we sorted permits for the electrical and plumbing. The end result was stunning and totally above board.
Smart Renovating: Plan Early, Save Cash, Stay Compliant
Over the years, I’ve seen the same thing happen time and time again—clients get caught up in the exciting stuff (tiles, appliances, colours) and overlook the basics. And nothing causes more delays, cost blowouts, or headaches than skipping the permit process—or starting too late.
Here’s the truth of it: permits are part of the build. They’re not optional extras or annoying add-ons. They protect you, your family, your investment, and your future resale.
So, if you take anything away from this guide, let it be this:
- Always check permit requirements before starting – A quick phone call to your local council or a chat with your builder can save weeks of drama.
- Include permit costs in your budget from day one – Don’t wait for them to sneak up halfway through demolition.
- Choose a builder who knows the ropes – Someone who’s worked with local councils and building surveyors before.
- Never cut corners with compliance – Insurance companies, councils, and future buyers all care whether your work was above board.
- Start the permit process early – Six to eight weeks ahead of construction is ideal. You’ll avoid last-minute panic and give yourself room to breathe.
I’ve said it before, and I’ll say it again: a smooth renovation is a well-planned one. When you’ve got the paperwork sorted, the trades lined up, and a builder who doesn’t leave things to chance, the whole process runs better. And in a city like Melbourne—where weather, council rules, and old homes can all throw curveballs—you need every advantage you can get.
