Most renovation projects in Shepparton start the same way. Someone stands in their bathroom or their back room, decides it has to change, and then wonders whether they are allowed to change it. It is a fair question, and the answer got more interesting this year. Victoria’s building laws changed on 1 July 2026, and some of what you may have read online is now out of date.
Here is a plain explanation of when you need a building permit to renovate in Shepparton, when you do not, and what the 2026 changes mean for you as a homeowner.
The short answer
Under the Building Act 1993, a building permit is required for most alterations and additions to an existing home. Greater Shepparton City Council puts it simply: a permit is usually required when you are undertaking alterations and additions to an existing building.
The exemptions are narrower than people expect. If your project touches structure, drainage, fire safety or the footprint of the house, assume you need a permit until a registered building surveyor tells you otherwise.
Renovations that almost always need a building permit
- Removing or altering a load bearing wall, even an internal one
- Home extensions and additions of any size
- Second storey additions
- Knockdown rebuilds
- Garage conversions where the space becomes a habitable room
- Granny flats and second dwellings
- Re-blocking or restumping
- Underpinning or works affecting the footings
- New decks and verandahs above a certain height
- Changing window or door openings in an external wall
- Anything that changes the use of a room from non-habitable to habitable
Renovations that usually do not need one
Cosmetic work is generally exempt. That means painting, replacing floor coverings, installing new cabinetry, swapping tapware and light fittings, and replacing tiles on a like for like basis.
This is where bathrooms catch people out. A straight swap of a vanity, toilet and shower screen in the same positions is usually cosmetic. The moment you move the plumbing, remove a wall to widen the room, or cut into the floor structure, you have crossed into permit territory.
There is a separate rule that catches everyone. Even where no building permit is needed, all plumbing work must be done by a licensed plumber, and that plumber must issue a compliance certificate for the work. Waterproofing in a wet area is not optional either. It is a compliance requirement, and it is the single most common source of expensive defect claims in Australian bathrooms.
Building permit and planning permit are not the same thing
People use these terms as if they mean one thing. They do not.
A planning permit comes from Greater Shepparton City Council and deals with land use and the effect on neighbours and the streetscape. Overlays matter here. Parts of the Goulburn Valley sit under flood, heritage or environmental significance overlays, and those overlays can trigger a planning permit for work that would be straightforward elsewhere in town.
A building permit comes from a registered building surveyor and deals with whether the work meets the building code and the relevant Australian Standards.
The order matters. If your project needs a planning permit, it has to be issued before the building permit can be issued. Getting this sequence wrong is one of the more common causes of a renovation running months late.
What changed on 1 July 2026
This is the part most online guides have not caught up with yet, and it genuinely affects you.
There is a new regulator
The Building and Plumbing Commission has replaced the Victorian Building Authority. It brings practitioner registration, dispute resolution and warranty insurance under one roof. If you are checking whether a builder is registered, that is where you now look.
Home Warranty replaced Domestic Building Insurance
From 1 July 2026, a First Resort Home Warranty scheme replaced the old Domestic Building Insurance arrangement for domestic building work on homes of three storeys or less. It applies to work valued above $20,000 and is capped at $400,000.
The word that matters is “first resort”. Under the old scheme, a homeowner generally could not claim until the builder had died, disappeared or become insolvent. Under the new scheme you can claim for incomplete, defective or non-compliant work without waiting for the builder to fall over first. Major defects are covered for six years and other defects for two years.
Claim time limits are tighter than people assume, so if something is wrong, raise it early rather than sitting on it.
The regulator can now order rectification
The Building and Plumbing Commission can issue orders requiring a builder to fix defective work for up to ten years from the occupancy permit or practical completion. That power applies retrospectively to work already completed. It is a meaningful shift in favour of homeowners.
How the permit process works in Greater Shepparton
The steps are fairly consistent.
- Have plans and specifications drawn up in enough detail for a surveyor to assess.
- Check whether a planning permit is triggered by any overlay on your title. Council can confirm this.
- If a planning permit is needed, obtain it first.
- Appoint a registered building surveyor, either private or through council.
- Lodge the building permit application with plans, the contract and evidence of Home Warranty cover.
- Work through the mandatory inspection stages during construction.
- Receive the certificate of final inspection or occupancy permit at the end.
When you engage a registered builder for the job, the builder typically manages this process for you. That is a large part of what you are paying for.
Cost and timing
Permit costs vary with the value and complexity of the work. For a modest residential renovation, budget several hundred to a couple of thousand dollars for the building permit itself, plus drafting and any planning permit fees. Larger extensions and rebuilds sit well above that.
On timing, a straightforward building permit can be issued in a couple of weeks once complete documentation is lodged. If a planning permit is required first, add considerably more time, because that process involves council assessment and may involve advertising to neighbours. Build the permit stage into your schedule from the start rather than treating it as a formality at the end of planning.
What happens if you skip it
Unpermitted work does not simply disappear. It shows up when you sell, when you insure, and when you try to claim. Councils can issue building notices and orders requiring work to be brought into compliance or removed. Your insurer may decline a claim on work that was never permitted. And illegal work carried out without a permit falls outside the Home Warranty scheme entirely.
The permit is not red tape for its own sake. It is the paper trail that proves your home was built properly.
Frequently asked questions
Do I need a building permit to renovate a bathroom in Shepparton?
Not always. A like for like refresh in the same layout is usually exempt from a building permit, though the plumbing must still be done by a licensed plumber with a compliance certificate, and waterproofing must meet the standard. Move walls or relocate plumbing and a permit is generally required.
Do I need a permit to remove an internal wall?
If the wall is load bearing, yes. If it is a non-structural partition, often no. Do not guess. Get it assessed, because getting this wrong is both dangerous and expensive.
Who issues building permits in Greater Shepparton?
Registered building surveyors issue building permits. That can be a private surveyor or council’s municipal building surveyor. Planning permits come from Greater Shepparton City Council.
Does my builder need to be registered?
For domestic building work above the relevant threshold, yes, and they must arrange Home Warranty cover before work starts and before taking a deposit. Always confirm registration with the Building and Plumbing Commission before you sign anything or pay a cent.
What if my home is in a flood overlay?
Parts of Shepparton and the wider Goulburn Valley carry flood overlays, which can trigger a planning permit and impose minimum floor level requirements on new work. Check the overlays on your property early, because they shape what is possible and what it will cost.
Talk to a local builder who deals with this every week
Permits, overlays and compliance paperwork are the part of a renovation nobody enjoys, and they are the part where local knowledge saves the most time. Roweanne Builders has been building and renovating across Shepparton and the Goulburn Valley for over 40 years, and we handle the permit process as part of the job.
Whether you are planning bathroom renovations, kitchen renovations, home extensions or a knockdown rebuild, we can tell you early what approvals your project will need.
Get in touch for a chat about your project, or call us on (03) 5822 2225.
This article is general information, not legal or building advice. Requirements depend on your property, your title and the specific work proposed. Confirm your situation with a registered building surveyor or Greater Shepparton City Council.