Repainting a wall, retiling a bathroom, or finally building that patio at some point almost every Western Australian homeowner asks the same question: do I actually need council approval for this?

The honest answer is: it depends on what you're doing, not on how big or small the job feels. Some renovations cosmetic kitchen updates, repainting, new flooring are exempt and can start tomorrow. Others removing a wall, extending your home, relocating plumbing, or adding a patio over a certain size legally require sign-off before a single tool touches the site, even if a friend "did theirs without approval and it was fine."

This guide breaks down exactly what needs approval in Western Australia, what doesn't, how the WA system actually works, and what it can cost you if you get it wrong.

Quick Answer

In Western Australia, minor cosmetic and non-structural work is generally exempt from council approval (repainting, replacing benchtops or cabinetry, retiling, new flooring, like-for-like fixture swaps). Structural, plumbing, drainage, and most building work including wall removal, extensions, patios, sheds, pools, and retaining walls requires a Building Permit, and sometimes Planning (Development) Approval as well, before work begins. Requirements are set by the Building Act 2011, the Building Regulations 2012, and the Residential Design Codes (R-Codes), but each local council can apply its own thresholds so always confirm with your local government before starting.

WA Has Two Separate Approval Systems Not One

This is where most homeowners get tripped up. In Western Australia, "council approval" isn't a single process it's actually two different systems that sometimes both apply to the same project.

1. Planning Approval (Development Approval)

Planning approval looks at how your renovation affects the appearance, use, and impact of your property  things like setbacks, building height, overshadowing neighbours, and how the project fits your local planning scheme and the Residential Design Codes (R-Codes). It's assessed by your local council's planning department. You're more likely to need planning approval if your project involves adding a second storey, building close to a boundary, significantly altering the street-facing façade, or exceeding the size and setback limits set out in the R-Codes for outbuildings and patios.

2. Building Permit

A building permit in WA looks at structural safety and compliance whether the work meets the Building Code of Australia (BCA) and the Building Act 2011. This is administered by your local council or a registered private building surveyor. You'll typically need a building permit for anything that could affect the structural soundness of the building, or the safety and health of the people using it think wall removal, extensions, re-stumping, plumbing and drainage changes, pools, patios, sheds, carports, and retaining walls above a certain height.

The key point: a project can require one, both, or neither approval. A straightforward kitchen refresh might need nothing. A rear extension will likely need both a building permit and planning approval. This is precisely why "my renovation is small, so I'm exempt" is a dangerous assumption size isn't the only factor; the type of work is.

Renovations You Generally DON'T Need Approval For

Schedule 4 of the Building Regulations 2012 sets out categories of building work that are exempt from needing a building permit, and most councils apply a similar standard to non-structural interior work. Renovations that are typically exempt include:

• Repainting interior or exterior walls

• Replacing kitchen cabinetry, benchtops, or appliances (without moving walls or plumbing)

• Retiling or replacing flooring, carpet, and window coverings

• Replacing a bathroom vanity or fittings like-for-like

• General repairs and maintenance that don't alter the structure

• Minor internal fixtures and fittings that don't affect structural elements

Even where a building permit isn't required, Section 37(2) of the Building Act 2011 still requires the work to meet applicable building standards exemption from a permit is not the same as being exempt from the rules. And waterproofing work (in wet areas like bathrooms) generally still needs to comply with Australian Standards and may trigger approval requirements depending on scope.

Renovations That DO Need Approval in WA

If your project involves any of the following, assume you need a building permit, planning approval, or both and confirm with your local council before starting:

• Removing or altering internal walls, especially for open-plan conversions

• Home extensions, additional rooms, or extending the roofline

• Adding a second storey

• Relocating plumbing or drainage, or altering windows in a way that affects structure

• Patios, decks, carports, and verandahs over the size/height thresholds in the R-Codes

• Sheds and outbuildings above roughly 10m² floor area or 2.4m height (the general threshold for building permit exemption planning exemption thresholds are set separately by each council, commonly up to 60m² if setback and site-coverage conditions are met)

• Swimming pools and spas

• Retaining walls above the exempt height (often 500mm, but this varies by council)

• Fences above standard height limits

• Demolition of any structure, including patios, pergolas, and outbuildings, unless a specific exemption applies

Because exemption thresholds for outbuildings, patios, and retaining walls are set locally and can vary between councils, two neighbours in different local government areas can face different rules for what looks like an identical project. Never assume your project is exempt just because a similar one was in another suburb.

Building Permit Types: BA1 vs BA2

If your renovation needs a building permit, you'll apply for one of two types:

Permit Type What It Means Typical Processing Time BA1 Certified. A registered building surveyor certifies your plans meet the BCA before you apply. The council then checks the application. Around 10 business days BA2 – Uncertified You submit plans directly to the council/permit authority for full assessment, without prior certification. Around 25 business days

Fees are generally calculated as a percentage of the project value, plus statutory levies (including the Building Services Levy and, where applicable, the Construction Training Fund levy). Costs and exact timeframes vary by council, so get a written quote before you commit to a project timeline especially if you're coordinating trades or a settlement date.

The Registered Builder Threshold

In Western Australia, building work valued at $20,000 or more that requires a building permit generally must be carried out by a registered builder (or a registered owner-builder). There's a notable exception: as of 1 July 2026, the construction of Class 10a buildings (non-habitable structures like garages, sheds, carports, and patios) valued under $50,000 no longer needs to be carried out by a registered building contractor though the building permit requirement itself still applies. If you're planning a DIY patio or shed build, this distinction is worth checking against current Building and Energy WA guidance before you start.

What Happens If You Renovate Without Approval?

Skipping the paperwork on work that legally requires it isn't a shortcut it's a liability. In Western Australia, the consequences can include:

• Fines of up to $50,000 for a first offence under section 9 of the Building Act 2011, rising to $75,000 for a second offence, and $100,000 plus up to 12 months' imprisonment for a third or subsequent offence

• Stop-work orders that immediately halt construction, sometimes mid-project

• Prosecution for breaches of the Act

• Forced demolition or rectification of non-compliant work, at your own cost

• Finance and settlement problems Lenders and buyers routinely request permits and certificates during due diligence

• Reduced property value or a sale falling through when unapproved work is discovered

• Denied insurance claims relating to unapproved structures, even years later

Unapproved work has a habit of surfacing at the worst possible time during a pre-sale building inspection, a insurance claim after storm damage, or a bank valuation. Retrofitting approval after the fact (if it's even possible) is almost always slower and more expensive than doing it properly upfront.

How to Check If Your Renovation Needs Approval?

1. Identify what you're actually changing cosmetic finish, structural element, plumbing, footprint, or height.

2. Check Schedule 4 of the Building Regulations 2012 for building permit exemptions.

3. Check your local council's planning exemptions (often published as an "exempt development" or "planning exemptions" fact sheet) for R-Codes thresholds on outbuildings, patios, and retaining walls.

4. Call your local government's building or planning department directly this is free, and it's the single most reliable way to avoid a costly assumption.

5. If in doubt, get written confirmation before booking trades or ordering materials, not after.

Frequently Asked Questions

Do I need council approval to renovate my kitchen in WA?
Not for cosmetic changes like new cabinetry, benchtops, or appliances. You will need a building permit if the renovation involves removing a wall or relocating plumbing.

Can I build a patio without council approval in WA?
Small patios that fall under the R-Codes' deemed-to-comply thresholds for size, height, and setback may be exempt from planning approval, but many patios still require a building permit. Thresholds vary by council, so check locally before building.

How much does it cost to get caught renovating without a permit in WA?
Under section 9 of the Building Act 2011, individuals face fines of up to $50,000 for a first offence, rising to $75,000 for a second and $100,000 plus up to 12 months' imprisonment for a third or subsequent offence on top of the cost of any forced rectification or demolition of non-compliant work.

Does painting my house need council approval in WA?
No. Interior and exterior repainting is considered cosmetic maintenance and does not require a building permit or planning approval.

Is a building permit the same as planning approval in WA?
No. A building permit checks structural safety and compliance with the Building Code of Australia. Planning approval checks how the project affects your property's appearance, use, and impact on neighbours under the R-Codes. Some projects need both.

Who do I contact to check if my renovation needs approval?
Your local council's building and planning department. They can confirm exemption thresholds for your specific property and zoning, since these vary between local government areas.

Conclusion:

Some renovations in WA genuinely don't need council involvement  but "small," "cheap," or "what my neighbour did" are not reliable ways to decide which category yours falls into. The only safe approach is to check the actual scope of work against the Building Regulations and your council's planning exemptions before you start.

If you're a first home buyer or renovator navigating WA's building and planning rules for the first time, WA Building Guide helps you understand exactly what approvals your project needs before you spend a dollar on tools or trades. Get in touch with WA Building Guide for guidance tailored to your renovation and your local council.

This article is general information based on the Building Act 2011 (WA), Building Regulations 2012 (WA), and the Residential Design Codes (State Planning Policy 7.3), current as of August 2026. Approval requirements and exemption thresholds vary by local government area always confirm project-specific requirements with your local council before starting work.