Principal Certifier, Building Inspections and Occupation Certificates

Only accredited certifiers or councils can undertake the functions of a PC for a development. The roles and responsibilities of the PC are set out in the Environmental Planning and Assessment Act 1979.

It's important to note that applying for a Construction Certificate is not the same as appointing a PC. The certifying authority who issues the Construction Certificate does not have to be the PC. You must specifically appoint a PC via the NSW Planning Portal to undertake inspections and issue the Occupation Certificate. 

It's essential to appoint a PC before starting any building or subdivision work. The PC will need to inspect the building/subdivision works during the course of construction to ensure it meets the regulatory requirements.

Only the PC can issue the Occupation Certificate and/or Subdivision Certificate at the end of the work. Before an Occupation Certificate is issued, the PC will check the building meets the necessary approvals, is safe for occupancy and complies with its classification under the Building Code of Australia. The PC can issue Subdivision Certificates where CN's Local Environmental Plan (LEP) allows.

Who can appoint a PC?

The person with the benefit of the development consent must appoint the PC. This is usually the owner of the land or someone authorised to act on their behalf. The builder cannot appoint the PC unless they are the person with the benefit of the development consent. If you are appointing an accredited certifier as the PC, you must appoint an individual rather than the company the individual works at.

To book an inspection, please contact our Contact Centre on 02 4974 2000 between 8 am - 5 pm Monday to Friday or send an email to inspections@ncc.nsw.gov.au with the following information:

• Date of inspection (allowing at least one day's notice)
• Type of inspection required
• Name and contact phone number
• Address of property to be inspected
• Development application number

Your work must be ready at the time of the inspection, otherwise we may charge a re-inspection fee. Dogs must be tied up.

Following the inspection, an email will be sent to you advising of the inspection result. If the inspection has failed, it will contain details of the required rectification work. You will be required to have the works re-inspected or provide any required documentation before you proceed with construction.

What must be inspected?

There are a number of mandatory inspections that must be carried out by your PC. If these inspections are not completed, you may not receive an Occupation Certificate. It is an offence to occupy a building without an Occupation Certificate. 

Your PC may also request additional inspections; these are usually nominated in your PC agreement. The mandatory inspections required by the legislation are dependent on the type of building you are constructing, as listed below:

   Residential

The following mandatory inspections are required class 1 and 10 buildings (e.g. dwellings, alterations and additions,    garages, carports and swimming pools):

• Footing
• Slab and other steel reinforcement
• Frame (including floor)
• Wet area waterproofing
• Stormwater
• Intent to fill pool
• Final/completion.

  Multiple dwellings

The following mandatory inspections are required for   class 2, 3 and 4 buildings (e.g. multi-unit developments,and  residential components of commercial or industrial buildings): 

• First footing
• Wet area waterproofing
• Stormwater
• Final/completion.

  Commercial and industrial

The following mandatory inspections are required for class 5, 6, 7, 8 and 9 buildings (e.g. offices, shops, factories and commercial buildings):

• First footing
• Stormwater
• Final/completion

What is a final inspection?

A final inspection is an inspection conducted once all the building works have been completed. 

When booking a final inspection, you will also need to apply for an Occupation Certificate via the NSW Planning Portal. Once the final inspection has been completed and passed, an Occupation Certificate may be issued.

An Occupation Certificate (OC) certifies that the building or nominated part of the building is suitable and safe to be occupied, in accordance with the relevant requirements of the Building Code of Australia (BCA). 

An OC must be obtained from the appointed PC before a new building or part of a building (e.g. additions to a building) can be occupied and before commencing any change in a building's use. Where CN has been appointed as the PC, applications for OC's should nominate 'Newcastle City Council' to issue the OC.

Before issuing a certificate, the structural adequacy, fire safety and the health, safety and amenity of future occupants of the building are considered. The PC must also ensure that relevant development consent conditions and requirements have been complied with.

Failure to obtain an OC is an offence which can result in substantial penalties or issue of notices and orders.