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Full title search — NSW Land Registry Services

Confirms current ownership, registered encumbrances, easements, covenants and restrictions on use. Order online at nswlrs.com.au. Check for drainage easements (typically 1.5–3m wide), right of carriageway, and building line restrictions — all affect where you can build.

s10.7(5) Planning Certificate

The definitive legal record of all planning controls applying to the lot — zones, overlays, LEP provisions and council policies. The (5) certificate includes all known constraints. Order from council's website or in person. This supersedes any informal planning check, including SiteScope's free scan.

Registered boundary survey (identification survey)

A licensed surveyor physically pegs the lot boundaries and confirms the exact area, frontage, dimensions and ground levels. Critical for verifying that the lot meets minimum size and frontage for the intended development. Also identifies any encroachments. Must be a registered surveyor.

Site contour and levels plan

Shows existing ground levels across the site. Used by the architect to design cut and fill, by the hydraulic engineer for stormwater, and by the structural engineer for footing design. Usually combined with the boundary survey. Especially important on sloping sites — earthworks can add $20,000–$80,000+ to project costs.

Sydney Water pre-design report

Confirms the location of water, sewer and stormwater mains relative to the lot. Essential for understanding connection costs and any assets that cannot be built over. Order via Sydney Water Tap in portal. Can affect lot layout — a sewer main through the rear may limit where you build.

Architectural drawings — site plan, floor plans, elevations, sections, shadow diagrams

Must demonstrate compliance with all SEPP (Housing) non-discretionary standards — setbacks, building envelope, height, landscaping, car parking, private open space. Shadow diagrams are required for CDC applications. All drawings must be to scale and dimensioned. A certifier cannot approve inadequate drawings.

BASIX certificate

NSW Building Sustainability Index certificate — mandatory for all new dwellings and alterations over $50k. Verifies the design meets sustainability targets for water, thermal comfort and energy. Generated online via the BASIX portal at basix.nsw.gov.au. Must be done after floor plan is finalised — any design change requires a new certificate.

Statement of environmental effects (SEE)

A brief document explaining how the proposed development meets the relevant planning controls and development standards. For CDC this is straightforward — it demonstrates point-by-point compliance with SEPP standards. Usually prepared by the certifier, town planner or architect as part of their fee.

Structural engineering drawings and specifications

Required for footings, slabs, wall framing, roof structure and any structural elements. Must be prepared by a NPER-registered structural engineer. The engineer issues a Certificate of Design Compliance for the structure. Geotechnical conditions significantly affect footing design and cost — poor ground can add $10,000–$30,000.

Hydraulic and stormwater drainage plan

Shows how stormwater is collected, detained and discharged from the site. NSW councils require on-site detention (OSD) for most new dwellings. The hydraulic engineer specifies the detention tank size. Must be consistent with Sydney Water's infrastructure location. On-site drainage infrastructure typically adds $5,000–$15,000 to construction cost.

NatHERS energy efficiency report

National House Energy Rating Scheme assessment — required under BASIX and the National Construction Code (NCC 2022) for new dwellings. Verifies the thermal performance of the building envelope. Must achieve minimum star rating (7 stars NCC 2022). Prepared by an accredited NatHERS assessor using software such as FirstRate or Accurate.

Geotechnical / soil investigation report (if applicable)

Required where there is fill, reactive clay, a sloping site, proximity to a watercourse, or any indication of unusual soil conditions. A geotechnical engineer drills boreholes or test pits and classifies the site. Tells your structural engineer what footing system to specify. Skipping this on a risky site can result in major cost variations during construction.

Principal contractor licence or owner builder permit

Required before a Construction Certificate can be issued. If using a builder: your builder must hold a valid contractor licence and provide their licence details. If owner building: you must obtain an owner builder permit from Service NSW (only available for your own home, not investment properties). Check the builder's licence at onlineregister.fairtrading.nsw.gov.au.

Home Building Compensation Fund (HBCF) certificate of insurance

Mandatory for all residential building work valued over $20,000 in NSW. Protects the homeowner if the builder dies, becomes insolvent or disappears. Your builder applies for this through the HBCF. You must sight the certificate before signing the building contract. Invalid or absent HBCF cover is a red flag for the builder's financial position.

Long service levy receipt

NSW statutory levy payable on all building and construction work over $250,000. Rate is 0.35% of the total project value including GST. Pay online at longservicelevy.nsw.gov.au — receipt must be provided to the certifier before the Construction Certificate is issued. Non-payment delays the CC and therefore construction start.