Do You Need a Permit to Repair or Replace Your Roof in Victoria?

Short answer: In Victoria, you generally don’t need a building permit to repair your roof or replace it like-for-like, such as tiles with tiles, or corrugated iron with Colorbond. You do need one if you change the roofing material (for example, tile to metal), replace structural timbers like battens or rafters, or change the roof’s pitch or shape. If your home is under a heritage overlay, you may also need a planning permit.

Type of roof work	Building permit?
Repairs, or replacing like-for-like (same material)	Usually not required
Changing material, replacing battens or rafters, or changing the pitch	Required
Heritage overlay, or a lot under 300m²	Check whether you also need a planning permit

Planning your own home renovations can be both exciting and overwhelming. While choosing materials and imagining the final look is the fun part, there’s an essential first step you can’t skip: getting the right permits. Whether you’re fixing a leaky roof or planning a full roof replacement, understanding what permits are required is important to avoid facing any unexpected costs down the road.

According to the Australian Bureau of Statistics, Aussie homeowners spent nearly $1 billion on alterations and additions to residential buildings in December 2023 alone. With building approvals hitting a 15-month high in September 2024, it’s clear that more and more Australians are investing in improving their homes. If roofing repair is on your list, ensuring that the work is done right and legally should be top of mind.

If you have no idea where to start with permits, don’t stress, we’re here to help. In this guide we’ll answer all your questions about building permits for roofing repairs and replacements, and how to get them.

What’s the Difference Between Building and Planning Permits?

So you may have heard about both building permits and planning permits–but what’s the difference, and when do you need them?

A building permit is a document issued by your local council or a private building surveyor to confirm that the proposed building works comply with the proper regulations.

On the other hand, a planning permit is a legal document that allows you to use or develop the land in a certain way, for e.g., for a new home, renovation, or extension. If a planning permit is required, you’ll need to get it from your local council before applying for a building permit.

When do you need a building permit?

According to the Victorian Building Authority, “all building work requires a building permit, unless an exemption exists under the regulations.”

When don’t you need a building permit?

Not all home renovation jobs need a building permit, especially if the work is minor in nature. Work that may be exempt includes:

• Any internal work that doesn’t significantly impact plumbing or electrical systems.
• Constructing or demolishing a freestanding building, such as a private garage, carport, pergola, or shed–providing it meets certain criteria for floor area, height, and material.
• Alterations that don’t compromise the building’s structural integrity or safety, public safety, or the street alignment.

Do You Need a Building Permit to Replace Your Roof?

When it comes to repairing or replacing your roof, determining if you need a building permit depends on a few things:

1. Your local council’s regulations

Building permits and regulations vary from council to council, so it’s essential to check with your local council to ensure you’re compliant with the rules governing your area.

2. The scope of work involved

If you’re only looking to make minor repairs, such as repairing or retiling part of the roof, or replacing roofing materials with the same material, then you typically won’t need a building permit.

However, major repairs or structural changes will typically need a permit. These include:

• Replacing your entire roof with a new material.
• Replacing structural timber like battens, rafters, joists.
• Changing the slope or roofline of your roof.

3. The type of roofing material

The roofing material you’re using can also influence whether you’ll need a permit. For instance, replacing your roofing with a different material (such as tile to metal sheeting) requires additional considerations due to the structural impact.

 

4. If your roof has asbestos

In Victoria, there are limitations on how much asbestos you can remove without a licence. Exceeding these limitations will require the services of a licensed asbestos removalist to help you out.

Do You Need a Planning Permit for Roof Works?

Most roof repairs and replacements don’t need a planning permit, but there are two common exceptions in Melbourne.

• Heritage overlays. If your home is under a heritage overlay, you’ll usually need a planning permit for any roof work other than maintenance and repairs. Changing the roofing material, colour or profile on a heritage home almost always needs council approval first.
• Small lots. Some councils require a planning permit for most works, other than repairs, on lots under 300m².

You can check which overlays apply to your property for free on the Victorian Government’s VicPlan map, or call your council’s planning department. If a planning permit is needed, you’ll need it before a building permit can be issued.

Repairing your roof? Here’s some permits you may need.

Now that you have an idea of whether you need a building permit to repair your roof, what about other permits? When working on your roof, particularly in urban areas like Melbourne, various permits may be needed–especially if your project involves public land, power infrastructure, or excavation.

Here are the most commonly requested permits we secure for jobs that impact public land:

Council Permits

For jobs that impact public spaces, local councils often require specific permits. These may include:

• Road Closure: Necessary if the project impacts traffic flow.
• Access Equipment Permits: For equipment like scissor lifts and cherry pickers.
• Crane Permit: Required when a crane is needed on-site (may also require road closure).
• Footpath Occupancy: If the work requires temporary use of public walkways.
• Parking Space Occupancy: To secure parking for workers.
• Temporary Protective Structure Permit: To install hoardings, gantries, or scaffolds on a public road or footpath. This is essential for ensuring pedestrian safety and proper site access.

Note: Each council may have its own requirements, so it’s best to check with your local council on their specific requests.

Power Company Permits

When working near power lines or electrical infrastructure, safety is vital. We obtain the following permits from energy companies Citipower & Powercor:

• No-Go-Zone Permit: This permit allows us to work within restricted areas near power lines and other electrical infrastructure.

Other Permits and Compliance Checks

Roof repairs may also require:

• Before You Dig Request: If excavation is needed to install below-ground drainage pipes, we’ll need to check for subsurface utilities like gas, electricity, water, and telecommunications to avoid any disruptions or accidents.
• Certificate of Electrical Compliance: For roof jobs like tile to tin roof replacements, this certificate ensures that any new insulation or electrical work meets Australian standards.

What happens if you don’t get a permit?

You want to make sure you do your due diligence in the planning stage, so that you have peace of mind when the building starts. If you don’t get a permit when you need one, the penalties can be severe. According to Victoria’s Building Act 1993, it is a criminal offence to carry out building work without the proper permits and it can result in a fine over $70,000.

Building officials may also decide to demolish any work you have completed or void your home insurance, so it’s really important to make sure your permits are all in check prior to starting any work.

If you’re not sure which permits you should get, you can always consult a licensed roofing professional to help you figure out and apply for the necessary permits.

Can I Replace My Own Roof Without a Permit?

Even when a building permit isn’t needed, that doesn’t mean you can do the job yourself. In Victoria, roofing work such as installing roof sheets, flashings, gutters and downpipes is classed as plumbing work. It must be done by a registered or licensed plumber who holds the roofing (stormwater) class.

For jobs over $750, your roof plumber must also lodge a plumbing compliance certificate with the Building and Plumbing Commission. This certificate matters later: insurers and buyers often ask for it, and it’s your proof the work was done properly.

If the job does need a building permit, for example a tile to Colorbond conversion, an owner-builder can apply for one in some circumstances. But the roofing itself still has to be done by a licensed roof plumber.

In short, DIY roofing in Victoria is limited to small maintenance jobs like clearing gutters. For anything that touches the roof sheets, flashings or drainage, use a licensed professional.

How to Apply for a Building Permit

So, you’ve determined you may need a building permit, but how do you actually get one? To apply for a building permit you have to take the following steps:

1. Appoint a Registered Building Surveyor

Your first step is to engage a registered building surveyor. They will oversee the process and process your permit application.

2. Gather All Necessary Documents

Collect all the required documentation to support your application. This typically includes detailed plans, specifications, and any other supporting material requested by your council or surveyor.

3. Submit An Application Form

Fill out the application form and submit it along with the designated fee.

4. Wait For Council Review

Your local council will review your application to make sure it complies with local building regulations.

5. Receive Notice

After the review period, you’ll be notified whether the council has approved or denied your application. They may request additional information to process your permit.

Obtaining a building permit can be a time-consuming and lengthy process that often requires several documents to be submitted. For a smoother experience (and less headaches), consider working with a licensed roofing expert who can guide you through each step and save you precious time.

How long will it take for the permit to be issued?

As of April 2024, the average time for direct building approval across all councils in Victoria was 168.7 days. However, this number typically reflects new builds, especially for projects involving multiple dwellings.

One Melbourne architect reported waiting almost 840 days to gain approval for a development of four townhouses. While simpler projects like roof repairs or replacements generally take less time, processing times can still vary depending on the complexity of your project and your local council’s workload.

For a typical residential reroof that only needs a building permit (no planning permit), a private building surveyor can often issue the permit within 2 to 4 weeks once they have the engineer’s report and drawings.

Seamless Roof Replacement: How Roofrite Took Care of All the Details for One Client

Inner city roof replacements can be a headache. Between council permits, obtaining a No Go Zone Permit to work near power lines, and safely managing trades, it’s easy to feel overwhelmed. That’s why when you choose a licensed roof plumber like Roofrite the entire process is managed for you, so all you need to do is admire the end result.

The Challenge: A Corner Property with Complex Requirements

Recently, Roofrite was called to replace a Colorbond roof on a two-storey corner property in Carlton. While the roof itself wasn’t particularly complex, the project involved multiple moving parts that needed expert coordination. Here’s what made this job unique:

• Permits Galore: Working near power lines and occupying a laneway meant we had to get both a No Go Zone permit from the power supplier (which required two site meetings) and a Road Occupation/Lane Closure permit from the local council.
• Safety Concerns: There were multiple safety concerns with power lines located only 6.4 metres away from our work, a scissor lift in operation, and work taking place on the roof at height.
• Roof Access: Carrying materials up to the roof was going to be difficult as the property was two-storeys.
• HVAC Location: The location of the air conditioning units on the roof meant we had to remove them first before we could replace the roof sheets underneath.
• Tenant Communication: The property housed three tenants, so clear communication was vital for both the occupants and the landlord.

How Roofite Made a Difficult Process Easy

From start to finish, we handled all the details, so the client didn’t have to. Here’s how we simplified the process for them:

1. Obtained permits and managed traffic

We secured the necessary council permits, which also required a detailed Traffic Management plan and Public Liability Insurance with a $20M minimum. On the day of the lane closure, we arranged signage and a traffic controller to manage safety.

2. Safe and efficient material handling

A scissor lift was used to transport roofing materials to the first-floor patio before they were carried up to the roof. We also installed scaffolding across the back of the first floor rear patio and a stair access tower, which was essential for safely reaching the roof while carrying down tools and small materials.

3. Addressed safety head-on

To work safely near the power lines, we coordinated with the power supplier to cover them with battens (also called tiger tails) and scheduled spotters to help identify hazards involving the scissor lift. We also set up scaffolding and guardrails to ensure our crew’s safety while working on the roof.

4. Managed HVAC adjustments

We organised an HVAC plumber to disconnect, relocate, and reconnect the air conditioning units on the roof to enable us to replace the roof sheets under them.

5. Tenant and landlord communication

Prior to work starting, we prepared and hand-delivered notification letters to nearby tenants about the upcoming works. We also kept all the tenants and the landlord in the loop throughout the process, minimizing disruptions and ensuring everyone was on the same page.

The final project budget: Around $55K including all permits and equipment hire.

The Result: A Stunning New Colorbond Roof

By the end of the project, the Carlton property had a brand-new Colorbond roof, complete with sleek, double-glazed Velux skylights that replaced the dome skylights. The best part? The client enjoyed a hassle-free renovation, thanks to booking the job with Carlton roofing experts Roofrite. He had nothing more to do than organise the payment and admire the final photos from his holiday location.

“Thanks for being super organised and professional throughout.”

The Client

Let us do the difficult work for you.

When you hire us, you don’t have to worry about permits, coordination, or the complexities of inner-city roof replacements. Our team of licensed roof plumbers (and we have a registered builder for planning permits) handles it all so you can just sit back and enjoy the results.

Ready to simplify your roof replacement? Contact us today on (03) 9499 8059 for a casual, no-obligation chat to find out how we can help with your roofing repair and get all the permits sorted.

Roof Permit FAQs

Do I need a permit to fix a leaking roof?

Usually not. Fixing a leak by replacing broken tiles, resealing flashings or replacing a few damaged roof sheets with the same material is a repair, and repairs don’t need a building permit. The work must still be done by a licensed roof plumber.

Do I need a permit to replace a roof with the same material?

Generally no. Replacing a roof like-for-like, such as tiles with tiles, is treated as a repair. Many councils also count replacing corrugated iron with Colorbond as like-for-like. If the battens or rafters need replacing too, you will need a permit.

Do I need a permit to go from tiles to Colorbond?

Yes. Changing from tiles to metal roofing is a change of material, so it needs a building permit in Victoria. A structural engineer usually needs to check the roof frame and tie-downs, because a lightweight metal roof is affected by wind uplift differently from a heavy tiled roof.

Do I need a permit to replace roof battens?

Yes. Battens are a structural part of the roof, so replacing them isn’t exempt under the Building Regulations 2018. This also applies when battens are packed up to increase the fall of a low-pitched roof.

Does replacing a roof need an engineer’s report?

Not for like-for-like repairs. But most jobs that need a building permit, especially tile to metal conversions and changes to the roof pitch, need a structural engineer to sign off on the battens, framing and tie-downs before the surveyor issues the permit.

Do I need a permit for a roof over a pergola or carport?

It depends on its size, height and position. Some small freestanding pergolas, carports and sheds are exempt, but a roof attached to your house, or one over a certain area or height, usually needs a building permit. Check with a building surveyor before you start.

Who applies for the permit: me or the roofer?

Either can, but it’s usually easiest to let your roofer manage it. At Roofrite, we organise the building surveyor, engineer and any council permits for the jobs we quote, and include them in the price.

What happens if my previous roof was done without a permit?

If earlier work that needed a permit was done without one, it can cause problems when you sell or make an insurance claim. Speak to a registered building surveyor about your options, which may include an inspection and rectification work.