Planning to Build as an Owner Builder (Victoria)?

What You Must Consider Before You Begin

Building your own home can be an exciting and empowering idea. For many homeowners, becoming an Owner Builder promises greater control, flexibility, and the perception of cost savings.

However, in Victoria, owner building is not simply a hands-on approach to construction. It is a formal legal role that places the full responsibility of the build — from compliance to safety to long-term liability — squarely on you.

Before you begin the process, it’s important to understand what owner building really involves, the risks that come with it, and whether it is the right pathway for your project.

What Does “Owner Builder” Mean in Victoria?

In Victoria, an Owner Builder is a private individual who takes responsibility for managing and carrying out domestic building work valued over $16,000, without engaging a registered builder.

By choosing this route, you become legally responsible for:

• Coordinating all trades and suppliers

• Managing budgets, timelines, and sequencing

• Ensuring compliance with the NCC and Victorian Building Regulations

• Site safety and WorkSafe obligations

• Construction defects, warranties, and future liability

Even if you engage architects, engineers, or consultants, the ultimate accountability remains with you as the Owner Builder.

The Certificate of Consent Is a Serious Commitment

Before you can apply for a building permit as an Owner Builder, you must obtain a Certificate of Consent from the Victorian Building Authority (VBA).

This process is designed to ensure you understand:

• Your legal responsibilities under Victorian building law

• Occupational Health & Safety obligations

• Contractual and financial risks

• Insurance requirements and defect liability

Approval confirms that you accept these responsibilities — not that the process will be straightforward or risk-free.

Cost Savings: Expectation vs Reality

Cost is often the main motivation behind owner building, but the reality is more complex.

In practice:

• Trades often charge higher rates to owner builders due to increased risk

• You miss out on builder buying power and established trade relationships

• Mistakes, delays, and rework can quickly erase perceived savings

• Financing and progress payments may be more difficult to manage

In many cases, owner-built projects end up costing the same or more than projects delivered by experienced builders under a clear contractual structure.

Time Commitment Is Commonly Underestimated

Owner building is not a part-time role.

You will need to:

• Be available during business hours

• Respond quickly to site issues and trade queries

• Coordinate inspections and approvals

• Manage delays caused by weather, labour shortages, or material lead times

For homeowners with full-time jobs or family commitments, the time pressure can quickly become overwhelming.

You Carry Full Liability — Including After Completion

One of the most overlooked aspects of owner building in Victoria is long-term liability.

If you sell an owner-built home within 6 years and 6 months, you are required to:

• Obtain Domestic Building Insurance

• Disclose your Owner Builder status

• Accept increased scrutiny from buyers and conveyancers

Any construction defects discovered later may legally trace back to you — even if trades carried out the work.

Design Quality Often Suffers Without Early Professional Input

Many Owner Builders engage architects late in the process, often after budget pressure or construction decisions have already shaped the outcome.

This commonly leads to:

• Compromised layouts and spatial quality

• Inefficient construction methods

• Increased variations during construction

• Missed opportunities for passive design, longevity, and efficiency

Good architecture is not just about how a home looks — it’s about clarity, buildability, and foresight from day one.

Contracts, Insurance & Compliance Are Your Responsibility

As an Owner Builder in Victoria, you are responsible for:

• Preparing and managing trade contracts

• Confirming trade licences and insurances

• Maintaining public liability and construction insurance

• Meeting WorkSafe and site safety obligations

• Coordinating mandatory inspections at each stage

There is no registered builder acting as a safety net if something goes wrong.

When Owner Building May Be Suitable

Owner building may be appropriate if:

• You have construction or project management experience

• You can commit significant time to site management

• The project is relatively simple in scope

• You fully understand and accept the legal and financial risks

Even in these cases, professional guidance remains essential.

An Architect’s Advice Before You Decide

Before committing to the Owner Builder pathway in Victoria, we strongly recommend:

• Engaging an architect early in the process

• Seeking independent cost advice

• Consulting a registered building surveyor

• Exploring architect-managed alternatives such as Design & Construct

In many cases, homeowners achieve better outcomes, fewer risks, and comparable costs without carrying personal liability.

Disclaimer

This article provides general information only and does not constitute legal, financial, or building advice. Owner Builder requirements and obligations may change and vary depending on project type and location. Always seek advice from the Victorian Building Authority, a registered building surveyor, and qualified professionals before proceeding.