Many internal renovations in the ACT are exempt from development application (DA) approval - but extensions, significant structural changes, new builds, demolition, and work in heritage areas typically require a DA. The dividing line is not always obvious, and the consequences of getting it wrong are serious: building without required approval can mean stop-work orders, fines, and mandatory demolition at your own cost. This guide explains what requires DA in the ACT, what is exempt, and how to navigate the approval process efficiently. As of 1 May 2026, the ACT is transitioning from NCC 2022 to NCC 2025 - which adds new energy and accessibility requirements to most building approvals.
What is a Development Application (DA)?
A development application is a formal planning approval granted by the ACT Planning and Land Authority (ACTPLA). It assesses whether a proposed development - a renovation, extension, new build, or demolition - is consistent with the ACT Territory Plan, zoning rules, and applicable planning policies. A DA approval is a planning permission. It is separate from a building approval, which is issued by a registered building certifier and confirms the work complies with the Building Code of Australia.
You need both a DA (where applicable) and a building approval (for most construction work) before you can legally build.
What is Exempt from DA in the ACT?
Exempt development provisions allow certain works to proceed without a DA. In the ACT, exempt development is defined in the Territory Plan and covers works that are considered low-impact and unlikely to affect the environment, amenity, or neighbours. Key categories include:
| Project Type | Generally Exempt? | Conditions / Notes |
|---|---|---|
| Internal alterations (no structural changes) | Yes - generally exempt | Must not affect structural elements or external appearance |
| Kitchen renovation (like-for-like) | Yes - generally exempt | Licensed plumber and electrician required; no structural changes |
| Bathroom renovation (like-for-like) | Yes - generally exempt | Building certifier required if moving fixtures; waterproofing must comply with AS 3740 |
| Painting, flooring, internal finishes | Yes - exempt | No approval required |
| Garden shed / ancillary structure | Conditional | Size and height thresholds apply; must comply with setbacks |
| Pergola / shade structure | Conditional | Height, area limits, and setback rules apply |
| Fencing (residential) | Generally exempt | Height limits apply; heritage areas may require approval |
| Like-for-like roof replacement | Generally exempt | Must use same or similar material; no change to roof form |
The Single Dwelling Housing Development Code (SDHDC) - the faster path for most extensions
Before walking through DA in detail, it's worth flagging the pathway that most homeowners don't know about and most builders try to use wherever possible. The Single Dwelling Housing Development Code (SDHDC) lets a lot of single-house extensions, alterations and additions proceed without a full Development Application, provided the project meets the rules in the code.
The SDHDC is a rules-based code. If your project complies with the setbacks, plot ratio, height limits, overshadowing rules and a handful of other criteria, you can lodge for approval as a code-track development rather than a merit-track DA. The benefits are real: faster turnaround (typically 4-6 weeks instead of 8-16+), more certain outcome (you're being assessed against checklist criteria rather than subjective merit), and less neighbour notification process to navigate.
Most of our extension and alteration work at Rentoule Projects is designed from the outset to be SDHDC-compliant. It saves clients time, money and stress. If your designer or architect isn't familiar with the SDHDC, that's a red flag worth raising early.
The SDHDC won't work for every project. If you want to vary boundary setbacks, exceed plot ratio, build close to a heritage overlay, or do something the rules simply don't allow, you'll need a merit-track DA. But for a lot of standard ground-floor extensions and alterations on RZ1 blocks in suburbs like Yarralumla, Griffith, Forrest, Ainslie, Campbell, Reid, Turner, Braddon and similar, the SDHDC is the right pathway.
Building Approval (BA) - separate from DA, and you still need one
One thing that catches a lot of homeowners off-guard: even if your project doesn't need a DA, it almost always still needs a Building Approval (BA). The BA is a separate process from planning approval and runs through a private building certifier rather than the planning authority.
The BA confirms that your plans comply with the National Construction Code, structural requirements, energy efficiency rules, fire safety provisions and all the other technical building standards. It's the legal authorisation for actual construction work.
The BA process typically takes 2-4 weeks for a straightforward project. It can run in parallel with your planning approval (if you have one) or follow on after it. Even fully exempt developments usually still require a BA if there's actual construction work involved.
As your builder, we manage the BA process and certifier relationship on your behalf. You don't need to chase certifiers, organise inspections or deal with the technical paperwork. But you do need to know it's a real cost line ($1,500 to $4,500 typically) and a real time line (2-4 weeks added to your overall pre-construction period).
What Requires DA in the ACT?
| Project Type | DA Required? | Notes |
|---|---|---|
| Ground floor home extension | Often SDHDC code-track, otherwise DA | If the project meets SDHDC rules (setbacks, plot ratio, height, overshadowing) it can take the code-track path. Otherwise DA required. |
| Second storey addition | Yes | Always requires DA due to height and overshadowing impact |
| Structural wall removal (open-plan) | Building approval required (not DA) | Structural engineer and building certifier required; not a DA matter if no external change |
| New residential dwelling (new build) | Yes | Required for all new principal dwellings |
| Secondary dwelling / granny flat | Yes | ACT has specific rules for secondary dwellings in RZ1 zones |
| Demolition | Yes (demolition approval) | Separate process; asbestos survey and management plan required |
| Any work on a heritage-listed property | Yes | Heritage Impact Statement required; Heritage Council review |
| Change of use | Yes | E.g. converting garage to habitable room; changing residential to mixed-use |
| Swimming pool | Yes (building approval) | Pool fence and barrier requirements under ACT legislation apply |
The DA Application Process: Step-by-Step
1Determine whether DA is required. Review your proposed project against the exempt development provisions in the Territory Plan. Check your block's zoning at planning.act.gov.au. If your project involves an extension, structural change, demolition, or heritage property, a DA is almost certainly required. A licensed ACT builder can assess this for you at no charge as part of an initial consultation.
2Request pre-application advice (strongly recommended). The ACT Planning and Land Authority offers a pre-application advice service. For a modest fee ($200–$600), a planning officer reviews your concept and provides written guidance on requirements and potential issues. This service is particularly valuable for heritage areas, unusual block configurations, and complex applications. It reduces the risk of costly amendments after lodgement.
3Commission required documentation. You will need: a site plan showing existing and proposed structures; architectural drawings (floor plans, elevations, sections); shadow diagrams; a Statement of Environmental Effects (SEE); and for heritage properties, a Heritage Impact Statement. For structural extensions, a structural engineer's preliminary assessment and drawings are also required.
4Lodge the DA via the ACT Planning Portal (eDAPL). Applications are lodged electronically. Upload all documentation, pay the lodgement fee, and provide owner's consent. The application receives a DA reference number and is assigned to an assessing officer. For notifiable developments, a 10-business-day notification period allows neighbours to make representations.
5Assessment and decision. The assessing officer reviews the DA against the Territory Plan and relevant planning policies, considers any neighbour representations, and may refer to other agencies (Heritage, Environment, Utilities). The authority must decide within 30 business days for most residential applications under the Planning Act 2023, though complex applications take longer. The decision is approval (with or without conditions), approval with modifications, or refusal.
6Building approval and construction certificate. After DA approval, a separate building approval is required before construction commences. Engage a registered building certifier to issue a Construction Certificate. The certifier conducts mandatory inspections at hold points during construction and issues the Certificate of Occupancy upon completion.
DA Costs and Timeframes: What to Budget
| Item | Estimated Cost | Notes |
|---|---|---|
| Pre-application advice (ACTPLA) | $200–$600 | Strongly recommended for complex projects |
| Architectural drawings (DA set) | $3,000–$15,000 | Depends on project complexity; includes site plan, elevations, sections |
| Structural engineer (preliminary) | $1,500–$4,000 | Required for extensions and structural changes |
| Heritage Impact Statement | $2,000–$8,000 | Required for registered heritage places and precincts |
| ACT DA lodgement fee | $500–$5,000+ | Calculated on estimated development cost |
| Building certifier (certification) | $2,000–$6,000 | Engaged separately after DA approval; required for all construction |
| Energy efficiency assessment | $500–$1,500 | May be required for extensions; EER compliance under ACT regulations |
| Total DA process cost (typical residential extension) | $8,000–$25,000 | Excludes construction costs |
DA Timeframes
| Application Type | Typical Assessment Time |
|---|---|
| Standard residential extension or new build | 6–12 weeks |
| Notifiable development (neighbour notification required) | 8–14 weeks |
| Heritage-listed property | 12–24 weeks |
| Impact-assessable development (EIS required) | 6–18 months |
Heritage Considerations in Canberra
The ACT has a rich heritage estate - many of Canberra's most desirable suburbs contain properties of significant historical and architectural value. Heritage listing in the ACT operates at two levels: individual place listing on the ACT Heritage Register, and precinct-level protection through Heritage Precincts in the Territory Plan.
Heritage Areas in Canberra
| Suburb / Area | Heritage Status | Implications |
|---|---|---|
| Griffith | Heritage Precinct (outer areas) | Design review for extensions; materials and scale restrictions |
| Yarralumla | Heritage Precinct (parts) | Strict controls on external changes; Heritage Council involvement |
| Red Hill / Forrest / Deakin | Some individually listed properties | Heritage Impact Statement required for listed properties |
| Kingston | Kingston Heritage Precinct | Industrial/residential character controls; scale and materiality constraints |
| Campbell (Duntroon area) | Individually listed properties | Heritage Act 2004 applies; strict controls on alterations |
| Ainslie / Turner / Braddon | Some individually listed properties | Verify heritage status through ACT Heritage Register before planning works |
To check whether your property is on the ACT Heritage Register, visit the ACT Environment, Planning and Sustainable Development Directorate heritage portal or search the ACT Heritage Register online.
Energy Efficiency Requirements (EER)
The ACT has mandatory Energy Efficiency Rating (EER) requirements for most new builds and significant renovations. Under ACT regulations, new residential buildings must achieve a minimum 6-star NatHERS rating. Extensions and significant renovations may trigger EER compliance requirements depending on the scope and whether they constitute a "significant alteration." An energy efficiency assessor must be engaged to model and certify compliance. Budget $500–$1,500 for an EER assessment.
Tips to Speed Up Your DA - Jeff's Builder Advice
"The single biggest cause of DA delays I see is incomplete documentation at lodgement. The ACTPLA assessing officer will request additional information - called an RFI, or Request for Information - if your application doesn't include all required documents or doesn't adequately address planning policies. Every RFI stops the clock, yes, but it also resets your assessment timeline. I've seen applications that should have taken eight weeks drag out for six months because of three or four rounds of information requests. Investing in thorough documentation upfront - even if it costs an extra $2,000 in architectural or consultant fees - is almost always the most economical approach." - Jeff Rentoule, Director & Licensed Builder, Rentoule Projects
Practical tips to maximise your chances of a smooth, timely DA assessment:
- Use the pre-application advice service. The ACTPLA pre-application service is underutilised. A written pre-application response from a planning officer identifies issues before lodgement, allowing you to address them in your application rather than through RFIs.
- Engage a town planner for complex applications. For heritage areas, unusual zoning situations, or applications near approval thresholds, a town planner's involvement in preparing the Statement of Environmental Effects and planning analysis can significantly reduce assessment time.
- Speak to your neighbours early. For notifiable developments, neighbour objections can complicate assessment. A proactive conversation with adjoining owners before you lodge - showing them the design and addressing any concerns - reduces the likelihood of formal representations that trigger additional assessment work.
- Don't rely on outdated information. The ACT planning system has undergone significant reform through the Planning Act 2023. Rules that applied two or three years ago may have changed. Always check current requirements at planning.act.gov.au or with a licensed builder who works actively in the ACT market.
- Allow for the full timeline in your project schedule. It is almost impossible to compress a DA assessment below six weeks. Any renovation or extension involving a DA should have its construction programme commence after DA approval is received - not before lodgement. Building before approval is not a risk worth taking.
For context on how planning requirements affect renovation and extension project costs, see our related guides to home renovation costs in Canberra and home extension costs in Canberra.
Frequently Asked Questions
Do I need DA approval to renovate my home in the ACT?
Many internal renovations in the ACT are exempt from DA approval, including like-for-like replacements and internal alterations. Extensions, significant structural changes, new builds, demolitions, and work in heritage areas typically require DA. Always verify current requirements at planning.act.gov.au or with a licensed ACT builder before commencing - rules change, and penalties for unauthorised work are significant.
How long does a DA take to be approved in the ACT?
Standard residential DA applications are assessed within approximately 6–12 weeks in the ACT. Complex or heritage applications take longer - often 12–24 weeks. The ACT Planning Act 2023 sets assessment timeframe targets of 30 business days for standard residential applications, but information requests from the applicant pause the clock and are common for incomplete lodgements.
How much does a DA application cost in the ACT?
Total DA costs including architectural plans, structural engineer reports, heritage impact statements (if required), government lodgement fees, and building certifier fees typically total $8,000–$25,000 for a standard residential extension. Government lodgement fees alone range from $500–$5,000+ depending on estimated development cost. Pre-application advice costs $200–$600 and is strongly recommended.
What is exempt development in the ACT?
Exempt development includes works that don't require DA approval because they meet specific criteria in the Territory Plan. Examples include internal alterations, like-for-like replacements, small ancillary structures within size and setback limits, and minor fencing. Exempt development still requires a licensed builder and compliance with the Building Code of Australia - it simply doesn't require planning approval from ACTPLA.
Do heritage homes in Canberra require special approval for renovations?
Yes. Properties on the ACT Heritage Register or within a Heritage Precinct require Heritage Impact Assessment for most external works and some internal works. Heritage precincts include parts of Griffith, Yarralumla, Red Hill, Forrest, Deakin, and Kingston. Allow an additional 4–8 weeks for heritage assessment over a standard DA, and engage a qualified heritage consultant to prepare the Heritage Impact Statement.
What happens if I build without DA approval in the ACT?
Building without required DA approval in the ACT is an offence under the Planning Act 2023. The ACT Planning Authority can issue a stop-work order, require demolition of unauthorised works at the owner's cost, and impose fines. Unauthorised works create difficulties when selling your property. Retrospective approval (seeking approval after construction) is possible but not guaranteed and significantly more expensive than getting approval first.
What is a building certifier and do I need one for my renovation?
A building certifier is a licensed professional who certifies that building work complies with the Building Code of Australia. In the ACT, you need a registered certifier for any construction work requiring a building approval - including structural alterations, extensions, and new builds. Your certifier issues the Construction Certificate before work starts and the Certificate of Occupancy upon completion. Your builder typically arranges certifier engagement.
Disclaimer: This article provides general information only and does not constitute planning or legal advice. ACT planning rules are governed by the ACT Planning Act 2023 and the Territory Plan, which are subject to change. Always verify current requirements at planning.act.gov.au or by consulting a licensed ACT builder or registered town planner before commencing any building work.