Planning a Major Renovation in NSW: What to Sort Out Before You Start

Check whether you need approval at all

Some internal renovations qualify as exempt development and need no approval. Structural changes, extensions, and anything affecting the external envelope usually need either a CDC or a DA. Heritage listings and conservation areas change the rules entirely. Confirm the approval position before you commit to a design — retrofitting approvals after the fact is slow and expensive.

Budget for the unknowns

Every renovation carries latent conditions: asbestos, termite damage, non-compliant past work, undersized footings. A realistic renovation budget carries a genuine contingency — we suggest 10 to 20 per cent depending on the age of the home — and treats it as untouchable until the structure is opened up.

Scope the work in writing, room by room

Vague scopes are where renovation disputes start. 'Renovate bathroom' means something different to every builder who quotes it. A written scope that lists fixtures, finishes, brands and who supplies what lets you compare quotes fairly — and gives you something enforceable when the work doesn't match.

Watch the contract as closely as a new build

Renovation contracts deserve the same scrutiny as new-build contracts — arguably more, because latent condition clauses, provisional sums for demolition and 'discovery' variations give the builder far more room to move on price. Understand exactly what happens, and what margin applies, when something unexpected is found.

Living through it (or not)

Decide early whether you'll live in the home during the works. It affects the programme, the builder's price, insurance, and your sanity. If you're moving out, build realistic rent and storage costs into the budget — a two-month overrun costs money on both sides of the fence.

Frequently Asked Questions

Do I need council approval to renovate in NSW?

It depends on the scope. Some internal renovations qualify as exempt development and need no approval. Structural changes, extensions and anything affecting the external envelope usually need either a CDC or a DA, and heritage listings or conservation areas change the rules entirely. Confirm the approval position before committing to a design.

How much contingency should I allow for a renovation?

Renovations carry latent conditions — asbestos, termite damage, non-compliant past work, undersized footings. A realistic renovation budget carries a genuine contingency of 10 to 20 per cent depending on the age of the home, treated as untouchable until the structure is opened up.

Why do renovation budgets blow out more than new builds?

Because you are working with an existing structure full of unknowns, and because vague scopes give builders room to move on price. Latent condition clauses, provisional sums for demolition and 'discovery' variations are where renovation costs escape. The owners who finish on budget resolve the unknowns before the contract is signed.

Should a renovation contract be reviewed before signing?

Yes — arguably more closely than a new-build contract, because latent condition clauses and discovery variations give the builder more room on price. Helios Project Management reviews renovation contracts clause by clause for a fixed fee of $880 inc. GST, with a written risk report within 48 hours of receiving your documents.

How do I scope renovation work so quotes are comparable?

Put the scope in writing, room by room: fixtures, finishes, brands and who supplies what. 'Renovate bathroom' means something different to every builder who quotes it. A written scope lets you compare quotes fairly and gives you something enforceable when the work doesn't match.