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Unauthorised Building Work & Compliance

Assess unconsentedbuilding work — andwhat to do next.

We inspect the property, check it against the available records, and report the differences, compliance risks and information gaps.

Discuss unauthorised building work
A set of architectural floor plans held up and compared against a converted garage now used as a living room.Site vs records

Common situations

Building work that is often unconsented

These alterations are among the most common carried out without a building consent. If any match the property, they are worth checking against the Council records before you sell, buy or plan further work.

  • A low-ceilinged basement space converted into a bedroom and living area, with exposed structure at the ceiling edges and a small high window.

    A garage, basement or under-house space converted into a bedroom, living area or self-contained flat

  • A small bathroom fitted with a new toilet, shower and vanity in a converted space.

    New plumbing added — a toilet, basin, water point or extra kitchen, often by an unlicensed tradesperson

  • An open-plan kitchen and living area with a structural beam spanning the ceiling where a wall was removed.

    A load-bearing wall removed to open up a space, such as a kitchen wall

  • The under-floor space of a house showing timber joists, bracing and service pipes.

    Subfloor bracing or piles altered or removed to enlarge a room

  • A carpeted internal stairway with a stainless-steel handrail.

    A new internal or external stairway added

  • An elevated timber deck and external stairway on the side of a two-storey house.

    A timber deck built more than 1.5 m above the ground

  • A timber pole retaining wall holding back a bank beside a house, with a concrete pad for parking.

    A retaining wall built to level ground, for example for parking

  • A lean-to carport with a corrugated roof on timber rafters against a block wall.

    A large shed, carport or garden building added on the site

How the assessment works

We compare the site with available Council records.

Four steps take the property from what is visible on site to the available records, the gaps and the possible next steps.

  1. Site

    Observe the site

    Record visible work, current use and accessible conditions within the agreed non-invasive scope.

  2. Records

    Compare available records

    Review the property and Council information supplied for relevant approvals and documented work.

  3. Assessment

    Identify gaps and risks

    Separate observed differences, preliminary risk indicators and matters that remain unverified.

  4. Next step

    Explain possible pathways

    Outline enquiries, investigation, referrals or work that may be required, subject to Council decisions.