Planning a renovation: the checks before you start
Before design gets too far, check the title and planning controls, likely approvals, licensed-trade requirements, possible pre-1990 hazardous materials, and the capacity of the existing structure and services. Tell the home insurer about relevant work and get the cover position in writing. Keep a contingency for the things no one can see until the building is opened up.
- 01SiteWhat the title, easements and overlays already decided
- 02ApprovalPlanning approval and a building permit: separate questions
- 03DeliveryLicensed hands, insured work, inspections passed, records kept
Settle the pathway while the design is still a pencil sketch.
Reduce uncertainty before design hardens
Run the early checks on title, planning, hazards, structure and services while the design can still bend around what they find. Then write down the assumptions you are still carrying, decide whether it is worth opening anything up to test them, and make the contract say who owns the risk of what nobody could see.
Approvals for the proposed work
Planning permits, building permits, trade licences and compliance certificates serve different purposes. Requirements vary by state, council, site and scope. In Victoria, use the official guides to planning permits and building permits. Ask the relevant authority and building surveyor to confirm the pathway before design is locked.
Hazardous materials: know before you disturb
Renovation can disturb hazardous materials. Screen the property before drilling, sanding or demolition.
Asbestos
If the home was built or renovated before 1990, the national householders' guidance says asbestos-containing materials may be present. All uses were prohibited nationally from 31 December 2003, while existing products remain. Identify suspect material before disturbance and follow state licensing and disposal rules.
Lead paint
Homes painted before the 1970s are very likely to carry lead paint, and ones built before 1997 may still have it under newer coats. Sanding, scraping or heat-stripping releases lead dust, with particular risk around young children. Test first and follow lead-safe methods.
Structure and services: what the building can take
Load-bearing walls and structure
Establish the load-bearing structure before removing or opening a wall. Structural changes need engineering and an appropriately sized support. Where the home already shows movement, read the guide to wall cracks and obtain professional assessment before adding load.
Wiring, plumbing and the switchboard
A new kitchen, bathroom or extension may require switchboard, wiring, plumbing or drainage upgrades. Assess the installed services while planning and budget coordinated work while walls are open. The era planning guide helps identify the first questions.
Title and planning: what you are allowed to build
Check the title and planning information before commissioning a detailed design. An easement may require authority consent for building work. A restrictive covenant can control height, materials or dwelling numbers. Overlays add controls to the zone. These are the same layers covered in a Victorian Section 32.
Build the homework into the budget
Link the contingency to recorded assumptions and the decision points that could change scope. Before work begins, notify the home insurer or broker and confirm how renovation, vacancy, security and contract works affect cover.
Frequently asked questions
What should I check before renovating my home?
Check approvals, hazardous materials, structure, services, title constraints, planning controls and insurance before the design is locked. Decide which plans, photographs, certificates and invoices you will keep as the work unfolds.
Do I need a permit to renovate?
It depends on the proposal, site and jurisdiction. Planning and building permits are separate, and licensed plumbing or electrical work is a separate compliance question again. Confirm the pathway before design is locked.
How do I know if my home has asbestos before renovating?
For a home built or renovated before 1990, treat suspect material as potentially asbestos-containing until appropriately identified. Follow your state’s licensing and disposal requirements before disturbance.
How do I know if a wall is load-bearing?
Establish the structural system from plans and professional assessment before removal. Load-bearing changes need engineering and an appropriately sized support.
Will my switchboard and wiring handle a renovation?
Have a licensed electrician assess the proposed load, switchboard, safety switches and installed wiring during planning.
Can I build an extension anywhere on my land?
Easements, restrictive covenants, overlays, setbacks and approval rules can limit the location and form. Check title and planning information before design.
How this guide was researched
A national sequence of decisions, with Victorian examples clearly labelled as Victorian, and the pre-1990 hazard screen built in before any demolition talk.
Limits: Approval, licensing, insurance and disclosure obligations vary. Confirm them before design or demolition with the relevant authority and insurer.
Sources
- Planning permitsVictorian Government · accessed 2026-07-19
- When is a building permit required?Building and Plumbing Commission Victoria · accessed 2026-07-19
- Asbestos: a guide for householders and the general publicAustralian Government / enHealth · accessed 2026-07-19
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