An owner-builder is a person who manages building work and carries out specified types of building work on their property
What Is an Owner-Builder?
An owner-builder is a landowner who undertakes eligible building work on their own property rather than engaging a registered building contractor to carry out the work.
In Western Australia, an owner-builder may need approval from the Building Services Board before applying for a building permit for building work above the applicable value threshold.
Owner-builder approval places responsibility for the building work on the owner-builder, including responsibility for complying with the applicable building standards and the conditions of the building permit.
Who Can Become an Owner-Builder?
Owner-builder approval is available to eligible landowners who satisfy the requirements set by the Building Services Board.
Applicants must provide evidence of their ownership or prescribed interest in the land and demonstrate sufficient knowledge of the duties and responsibilities of an owner-builder.
For residential property, the applicant must also reside, intend to reside or continue to reside on the property when the work is completed, subject to the applicable requirements.
What Can an Owner-Builder Build?
Owner-builder work can include certain types of residential, non-habitable and small commercial building work.
This includes:
- a Class 1a(i) detached dwelling
- additions to a dwelling
- a habitable dwelling on the same property, such as a granny flat
- Class 10 buildings such as private garages, carports and sheds
- certain small commercial buildings of less than 500 square metres
The type of work that can be undertaken depends on the applicable owner-builder requirements.
Owner-Builder Approval in Western Australia
Owner-builder approval is administered through Building and Energy on behalf of the Building Services Board.
Where approval is required, it must be obtained before the owner-builder applies for the relevant building permit.
The application requires supporting information, which can include evidence of land ownership, project information, building drawings and evidence that at least one applicant has sufficient knowledge of the duties and responsibilities of an owner-builder.
Owner-Builder Value Thresholds
The current WA requirements distinguish between different types of building work.
For building work requiring a building permit, owner-builder approval or registered-builder involvement may be necessary when the estimated value exceeds $20,000.
For Class 10a buildings, such as sheds, carports and private garages, the threshold is $50,000.
These thresholds should not be treated as a general exemption from building approval. The requirement for a building permit depends on the proposed work and applicable regulations.
Owner-Builder Responsibilities
An owner-builder is responsible for the building work carried out under their owner-builder approval and building permit.
This includes ensuring that the work complies with applicable building standards and the requirements and conditions of the building permit.
Owner-builders can also be subject to compliance and enforcement action if building laws or approval conditions are breached. Building and Energy’s enforcement functions specifically include approved owner-builders.
Owner-Builders and Home Indemnity Insurance
Owner-builders have specific obligations if they later sell an owner-built home.
If an owner-builder sells or otherwise disposes of the residence within seven years from the date the building permit was granted, home indemnity insurance must generally be in place for the benefit of subsequent owners, subject to the applicable requirements.
This is an important distinction from ordinary building work because the owner-builder is taking responsibility for work that would otherwise be undertaken by a registered builder.
Owner-Builder and Building Documentation
Owner-builders still need appropriate building documentation.
Depending on the project, this can include:
- site plans
- floor plans
- elevations
- construction drawings
- specifications
- information required for the building permit
The WA owner-builder application process itself requires building drawings demonstrating a reasonable level of detail for the proposed construction.
Clear documentation helps communicate the proposed work and provides the information needed to assess the building against applicable requirements.
Owner-Builders and Building Designers
An owner-builder may engage other professionals to assist with design and documentation.
An owner-builder taking responsibility for the building work does not mean that the owner must personally prepare every drawing or perform every specialist task.
Building designers, draftsmen, engineers, surveyors and other appropriately qualified professionals may have separate roles depending on the project.
Kyle Standing’s Perspective on Owner-Builders
Kyle Standing’s engineering and drafting background provides context for the role of accurate building documentation in owner-builder projects.
For an owner-builder, drawings need to communicate the proposed construction clearly and provide the information required for the relevant approval process.
Well-prepared documentation can also help identify design and compliance issues before construction begins.
Related Terms
Owner-builders are closely connected with:
- Building Designer
- Draftsman
- Building Surveyor
- Building Permit
- Granny Flat
- National Construction Code
- R-Codes