What Council Approval & Demolition Permits Are Required for Knockdown Rebuilds
Tuesday 01 September 2026
For a lot of homeowners, the thing that stalls a knockdown rebuild is not the design or even the budget, it is the fear of council red tape. The good news is that the approvals are well established and routine, and with Eight Homes they are managed for you. This guide explains, in plain English, what council approvals and permits a knockdown rebuild needs in Victoria, so you know exactly what is involved before you start. It is general guidance, and the specifics always depend on your block and your local council.
Do You Need Council Approval for a Knockdown Rebuild?
A knockdown rebuild does need approvals, but they are standard and predictable. Victoria actually has two separate approval streams, and most homeowners do not realise you often need both. One is the building stream, handled through a registered building surveyor, which covers the demolition and the construction of your new home. The other is the planning stream, handled through your local council, which only applies when certain planning controls affect your block.
At a high level, a typical knockdown rebuild needs:
A building permit for demolition, issued by a registered building surveyor
Section 29A report and consent from your council, before that demolition permit can be issued
A building permit for your new home, before construction begins
A planning permit, only if a planning control such as a heritage overlay applies to your block
The sections below walk through each one.
The Demolition Permit
Before your existing home can come down, the demolition needs a building permit for demolition, issued by a registered building surveyor. Demolition work itself must also be carried out by a registered demolisher with the appropriate class of registration. This is the approval that authorises the physical removal of the old home, and it is separate from the permit for building your new one. In most knockdown rebuilds, one more step comes before the building surveyor can issue it, which is council report and consent under Section 29A.
Section 29A Report and Consent
Section 29A of the Building Act 1993 requires you to get your council's report and consent before a building surveyor can issue a demolition permit. It applies in two situations:
The fifty per cent volume rule, where the demolition, together with any demolition in the previous three years, adds up to more than half the volume of the building
Where any part of the building's facade is being removed
A full knockdown clearly triggers the volume rule, so Section 29A consent is almost always needed for a rebuild.
A couple of practical points matter here. Only the property owner, or an authorised agent acting on the owner's behalf, can lodge a Section 29A application, and it needs supporting documents such as a current Certificate of Title and a site plan. Fees are modest and set by each council. Importantly, if a planning permit is required to demolish and has not been obtained, the council must refuse the Section 29A consent, which is why checking your planning controls early is so important.
The Building Permit
Your new home needs its own building permit, issued by a registered private building surveyor, before construction begins. This is always required for a new build. It confirms your plans meet the Building Code and Victorian regulations, and it sits at the centre of the building approval stream. This is the permit that clears the way for your new Eight Homes design to be built once the site is ready.
Arco Single Storey Home
Jardene Double Storey Home
Zui Double Storey Home
When You Also Need a Planning Permit
A planning permit is different from a building permit. It comes from your local council and is only required when planning controls are triggered, such as an overlay, a zoning restriction, or a planning scheme requirement to assess the design. The most common trigger for a knockdown rebuild is an overlay on the land.
A heritage overlay is the one to watch. If your property sits within a heritage overlay, you may need a planning permit to demolish, and in some cases demolition can be restricted or refused. Neighbourhood character overlays and similar controls can also apply. This is exactly why an early check of your block's planning controls is the smartest first move, because it tells you whether your rebuild is straightforward or whether an extra approval is in play before anything else happens.
How Long Approvals Take
Timeframes vary by council and by how complex your block is, so treat these as a general guide rather than a promise:
Building permit: around two to four weeks once your documentation is complete
Section 29A consent: often assessed within about fifteen business days
Planning permit, where needed: commonly several weeks, and longer if there are objections or amendments
The single biggest way to avoid delays is an early site assessment, so any planning trigger is identified up front rather than midway through.
How Eight Homes Manages the Process for You
Here is the reassuring part. You do not have to navigate any of this alone. As part of the Eight Homes knockdown rebuild process, our team coordinates the approvals for you, working with the building surveyor on the demolition and building permits, and lodging council applications on your behalf as your authorised agent where needed. We assess your block early, flag any overlays or planning triggers before you commit, and arrange the practical steps around demolition, from service disconnections to any asset protection permit required to safeguard council assets like footpaths and kerbs during the works.
That means the paperwork is real, but handled. You get a clear path from your existing home to your brand new one, without becoming an expert in the Building Act along the way. To see how the approvals fit into the full journey, read our guide to the knockdown rebuild process, and when you are ready, our knockdown rebuild specialists can talk you through what your specific block will need.
Do I need council approval for a knockdown rebuild?
A rebuild needs approvals across two streams, building and planning. You will need a demolition permit and a building permit through a building surveyor, Section 29A report and consent from your council, and in some cases a planning permit if an overlay or planning control applies to your block.
What permits do I need to knock down and rebuild?
The core approvals are a building permit for demolition, Section 29A report and consent from council, and a building permit for your new home. A planning permit is also needed where planning controls such as a heritage overlay are triggered, along with practical approvals like an asset protection permit.
What is a Section 29A report and consent?
It is your council's consent to demolish, required under the Building Act 1993 before a building surveyor can issue a demolition permit. It applies when more than half the building's volume is being removed, or when any part of the facade is being demolished, which covers almost every full knockdown.
Do I need a planning permit for a knockdown rebuild?
Not always. A planning permit is only required when planning controls apply to your land, most commonly a heritage or character overlay. Many standard blocks do not trigger one, which is why an early check of your planning controls is worthwhile.
How long do knockdown rebuild approvals take?
As a general guide, a building permit takes around two to four weeks, Section 29A consent about fifteen business days, and a planning permit several weeks where one is needed. Timeframes vary by council and by how complex your block is.
Can I knock down a house with a heritage overlay?
A heritage overlay can require a planning permit to demolish and may restrict what is possible, so it needs checking early. Eight Homes assesses your block for overlays before you commit, so you know where you stand from the outset.
Does Eight Homes arrange the permits needed for Knock Down Rebuilds?
With Eight Homes, the approvals are coordinated for you as part of the process. We work with the building surveyor and lodge council applications on your behalf where needed, so you are not left dealing with council alone.