As-Built Drawings Victoria | Building Permit Requirements

If you're altering an existing building in Victoria, or trying to sort out work that was done without a permit, sooner or later someone will ask for as-built drawings. Usually it's a council planner or a building surveyor, and the application stalls until they get them.

This guide covers the permit and compliance side: when as-built drawings are needed, what councils and surveyors expect them to show, and the mistakes that cause delays. For the measuring side (how an on-site measure works and when to laser scan), see As-Built Drawings & On-Site Measure in Melbourne.

What as-built drawings are

As-built drawings (also called existing-conditions drawings) record a building as it stands today, not as it was originally designed or approved. They're produced from a fresh measure of the property and show the real walls, openings, room sizes and heights.

They're different from:

Original approved plans, which may not match what was built, or what's been changed since
Real estate floor plans, which are marketing drawings and aren't drawn for permit use
Land surveys, which define title boundaries and levels and are prepared by a licensed land surveyor

Who's asking: council or building surveyor?

In Victoria, two different approvals often apply, and they're assessed by different people:

A planning permit is assessed by your local council's planning department, under the planning scheme.
A building permit is issued by a registered building surveyor, either the council's municipal building surveyor or a private one, under the Building Act 1993 and the Building Regulations 2018.

Either one may ask for as-built or existing-conditions drawings. The drawings themselves are the same base; what changes is what gets added on top.

When you'll need as-built drawings

Extensions and renovations

When you alter an existing building, the application needs to show clearly what's existing and what's proposed. That's impossible without an accurate drawing of what's there now. Councils also commonly ask for existing-conditions plans with planning applications for extensions.

Work done without a permit

This is one of the most common reasons people search for as-built drawings. Victoria doesn't issue retrospective building permits for work that's already finished. Instead, a building surveyor generally needs to assess the existing work, decide what needs to be checked, exposed or fixed, and permit any rectification or remaining work. Accurate as-built drawings of what's actually there are the starting point for that conversation. Depending on the work, a structural engineer or other consultants may also be needed. We prepare the drawings; the assessment and decisions sit with the building surveyor. For an example, see as-built drawings of an existing verandah in Fitzroy, prepared after a council building notice.

Change of use and liquor licensing

Turning a shop into a café, adding a licensed area or reconfiguring a venue can trigger planning, building or licensing requirements. Each starts from a reliable floor plan. For liquor licences, Liquor Control Victoria needs a red-line plan, and if the venue has no trustworthy plans, an as-built measure comes first. See Redline Plans.

Leasing and property records

Landlords, tenants and fitout designers often need a current floor plan before a lease, fitout or sale. The same as-built drawing becomes the base for lease plans and area calculations.

What as-built drawings should show

Exact requirements depend on the project and on what your council or building surveyor asks for, but a permit-ready as-built set typically includes:

Floor plans of each level, with overall and room dimensions
Walls, windows and doors in their real positions, with opening sizes
Ceiling heights and any changes in floor level
Room names and current uses
Elevations and sections where the proposed work affects height, roof or facade
Site context where relevant: the building's position on the lot, setbacks and outbuildings, drawn for design purposes (not a title survey)
Clear existing vs proposed distinction once the new work is drawn over the top

Ask for DWG + PDF. The PDF is for lodging and sharing; the DWG is what your designer or drafter will draw the proposed works into.

How the process works

Tell us what the drawings are for. Building permit, planning permit, unpermitted works, change of use, liquor licence or lease. If your building surveyor or council has sent a request, forward it.
We recommend a capture method. Most homes and tenancies suit a traditional on-site measure. Complex, heritage or large buildings may suit a laser scan. See Laser Scanning vs Traditional Site Measure.
Fixed quote, then site visit. Measures and laser scans are quoted per project, and you'll have the quote before we book.
As-built drawings delivered. DWG + PDF, ready for your designer, surveyor or our team to draw the proposed or rectification works on.

See our Site Measurements service for scope and turnaround.

Common mistakes that delay permits

Relying on old approved plans. Walls move, rooms get added, and old council plans often don't match what's built. If the base is wrong, every drawing that follows is wrong too.
Using a real estate floor plan. Marketing plans are simplified and aren't drawn for permit assessment.
Not separating existing and proposed. If the surveyor can't tell what's new and what was already there, expect a request for further information.
Missing heights and levels. Floor plans alone often aren't enough when the work affects roof lines, ceilings or steps.
Confusing as-builts with a land survey. If boundaries or levels need certifying, you need a licensed land surveyor as well. We'll say so if that applies.
Measuring too late. Capture existing conditions before demolition or strip-out starts, while there's still something to measure.
Accepting PDF-only. Without the DWG, the next drafter has to redraw from scratch.

Frequently asked questions

Can you get a retrospective building permit in Victoria?

Not in the sense of approving finished work after the fact. A building surveyor generally assesses the existing work and permits any rectification or remaining work. As-built drawings document what's there so that assessment can start. Talk to a registered building surveyor about your specific situation.

Are as-built drawings the same as a land survey?

No. As-built drawings record the building for design and permits. Title boundaries and certified levels come from a licensed land surveyor. Some projects need both.

Do I need as-built drawings if I have the original plans?

Often, yes. Original plans show what was approved, not necessarily what was built or changed since. If you're not sure the plans are accurate, a measure is the safer starting point.

What format will I receive?

DWG + PDF. Other formats are available on request.

Need as-built drawings for a permit?

Send us the address, what the drawings are for, and any request from your council or building surveyor. We'll recommend the right capture method and give you a fixed quote before we book.

As-Built Drawings for Victorian Building Permits: What Councils and Surveyors Need