Owner-Builder Permit (NSW)
When a permit is required, what the $10,000 threshold really means, and the mistakes that cause delays.
General information only. Always confirm requirements with the relevant NSW authority.
In 30 seconds
- An owner-builder permit is required in NSW when the reasonable market cost exceeds $10,000 (incl. GST).
- The threshold applies to new builds, renovations, extensions and alterations.
- Cost is not just what you personally pay — it’s what the work is reasonably worth.
What is an owner-builder permit?
An owner-builder permit allows an individual to carry out residential building work on their own property without engaging a licensed builder to manage the project.
The permit does not remove licensing rules — specialist work (electrical, plumbing, gas, etc.) must still be done by licensed trades.
The $10,000 threshold (common trap)
The permit threshold is based on the reasonable market cost of all labour and materials for the project.
- Trades you pay directly
- Owner-supplied materials
- Discounted or “mate’s rates” work
- Work done in stages
If the work is valued at more than $20,000, you must complete certain units of competency or have approved equivalent qualifications and experience. Check the current requirements when you apply (e.g. via Service NSW or the NSW Government owner-builder pages).
Only one owner-builder permit can be issued within any five-year period, unless the application (and any earlier permit) relates to the same land, or special circumstances exist.
When a permit is not granted
A permit will not be granted for work on commercial property or for renovations to an existing apartment, unit, flat or townhouse within a strata complex. Dual occupancy is only eligible in special circumstances.
The permit applies to a single dwelling-house, secondary dwelling (e.g. granny flat), or dual occupancy (special circumstances only).
Common mistakes
- Assuming “it’s only a renovation” so the permit doesn’t apply
- Underestimating value by excluding owner-supplied materials
- Starting work before confirming permit requirements
- Thinking the permit replaces planning or building approval (it doesn’t)
Where the permit fits in the NSW process
- Decide if owner-building is suitable
- Confirm whether a permit is required
- Work out DA vs CDC planning approval
- Appoint a certifier and obtain building approval