Many homeowners contact a private certifier when they discover they need a Final Certificate (Form 21) or a retrospective building approval. This usually comes up when:
- They are selling their home
- Their insurer requests evidence of building approval
- Council has issued a Show Cause or Enforcement Notice
- They discover previous work was done without approval
- Council has advised them to “speak to a private certifier”
Most property owners understandably assume the certifier can just come out, do a quick inspection and “tick it off.” However, retrospective building certification is rarely quick and never just a simple inspection.
The Most Important Question to Ask First!
Is the structure eligible for retrospective building approval and certification at all?
If the answer is no, and this is not identified early, the owner may:
- Spend thousands unnecessarily
- Still be unable to obtain certification
- Be required to alter or remove the building work
This is why expert guidance is essential.
Why a Final Certificate or Retrospective Approval May Be Needed
There is always a reason why approval is missing, such as:
- The final inspection was never booked
- The final inspection was booked but failed
- The work did not comply with building standards at the time
- Mandatory certificates (e.g. engineer certificates, plumbing approvals) were never issued
- Construction differed from the originally approved plans
- The building work was carried out without any approval at all
A building approval is like a deck of cards — all pieces must be present before a certifier can issue retrospective building approval or a Final Certificate.
What a Private Certifier Must Do
Before issuing retrospective building certification, a certifier must:
- Review and audit all available documents
- Identify what is missing
- Determine if the structure meets the building code and standards
- Request missing engineering, consultant reports, inspections, or certificates
- Lodge a new building application or take over the existing approval
This investigation and documentation process is what the homeowner is typically unaware of — and what they must pay for.
Costs and Timeframes for Retrospective Building Approval
- If documentation exists and the building is compliant → 2–3 weeks
- If documentation is missing → typically $6,000 to $8,000+
- If work is non-compliant → rectification costs may apply
- If the work cannot be certified → removal or alteration may be required
This is why it is crucial to first determine whether the structure is even eligible for retrospective approval.
Unapproved Building Work (Common Scenario)
This situation often occurs when:
- The owner unknowingly purchased a property with unapproved structures (decks, carports, sheds, extensions, patio enclosures, etc.)
- The owner built something themselves without approval
- A builder completed work but never arranged final approval
- A buyer’s building inspector identified unapproved work during contract
Council will typically say:
“You need a private certifier for retrospective approval.”
However, the certifier is only one part of the process — the homeowner is responsible for obtaining:
- Plans and drawings (to reflect the exact as-built structure)
- Structural engineer assessments and compliance certificates
- Energy assessments (where required)
- Surveying where applicable
- Any rectification needed to bring the structure into compliance
Common Cost Trap
Some certifiers offer a low entry fee to “start the file”, then issue long Request For Information (RFI) lists, placing the burden on the property owner to chase consultants, contractors, reports, and rectification work.
This frequently leads to:
- Confusion
- Delays
- Unexpected cost blowouts (often well above $8,000)
- No guarantee the building can be certified in the end
How We Help
We specialise in:
- Assessing whether the building can be certified before money is wasted
- Managing the retrospective building approval process
- Coordinating certifiers, consultants, engineers, and trades
- Minimising costs, delays, and compliance risks
This experience prevents costly mistakes and ensures the owner has clarity and control from the start.
📞 Friendly Next Step
If you’re unsure where to start, the best thing you can do is simply talk to someone who understands this process every day.
No pressure. No obligation. Just clarity.