Generally, no. If the demolition requires Building Approval (BA), the BA must be issued before the demolition work can start. ACT Planning states that most building projects involving demolition require BA.

After the BA is issued, the builder must also obtain a commencement notice from the building certifier. Building work can start once that notice has been issued.

However, some demolition work can be exempt from BA. ACT Planning states that demolition is BA-exempt where the building would be exempt from BA if it were built today and the work satisfies the other applicable general exemption rules.

Reference: ACT: Building Approvals – https://www.planning.act.gov.au/applications-and-assessments/building-approvals

Generally, no, if the site works or excavation form part of building work requiring Building Approval. ACT Planning states that building work can start once the commencement notice has been received.

For a dual-occupancy project, excavation for foundations, footings or other construction forming part of the approved building work should therefore not start before the required BA and commencement notice are in place.

However, not every activity carried out on a site is necessarily “building work.” Whether preliminary works can occur earlier depends on what the work involves, whether it requires a separate approval, and any conditions of the Development Approval that must be satisfied before construction starts. ACT Planning specifically says DA conditions may impose requirements that must be met before any construction or building work can start.

Reference: ACT: Building Approvals – https://www.planning.act.gov.au/applications-and-assessments/building-approvals

Yes. You can change builders after Building Approval (BA) has been issued. ACT Planning’s building approval guideline expressly states that a BA is issued to the landowner, not to a particular builder, and that the owner may decide to change builders after approval is issued.

However, if a building commencement notice has already been issued for the existing builder, the change must be properly dealt with before the new builder carries out the work. The new licensed builder will generally need to be appointed and obtain the appropriate commencement notice for the work. The current approved form is AF2025-14 – Appointment of builder and application for commencement notice.

Reference: Building Act 2004—Form—Appointment of builder and application for commencement notice – https://www.legislation.act.gov.au/af/2025-14/

Yes. A landowner can change the building certifier after construction has started. The Building Act 2004 specifically allows an eligible certifier to be appointed where building work has already begun, provided the work has been carried out in accordance with the relevant requirements.

The landowner, not the builder, is responsible for appointing the certifier. The existing appointment must be properly ended and a suitably licensed replacement certifier appointed to take over the certification and inspection responsibilities for the remaining work.

Reference: Building Act 2004(2004-11), Sections 19A and 19D – https://www.legislation.act.gov.au/View/a/2004-11/current/html/2004-11.html

For a dual occupancy, the building certifier must inspect the work at prescribed stages. For Class 1 residential buildings, these generally include:

• Footings: after excavation, formwork and steel reinforcement are completed, but before concrete is poured.
• Reinforced concrete: after formwork and reinforcement are completed and before concrete is poured.
• Structural frame: after the structural framework is completed and before internal linings are installed.
• Final inspection: when the building work covered by the Building Approval is completed.

The certifier may require additional inspections depending on the project. Separate mandatory ACT Government inspections also apply to relevant electrical, plumbing, drainage and gasfitting work.

Reference: ACT Planning : During Construction, Inspections – https://www.planning.act.gov.au/community/build-or-renovate/during-construction

Yes, for a unit-titled dual occupancy. Each dwelling must be covered by a Certificate of Occupancy and Use. ACT Planning specifically requires the most recent certificate for each unit before the unit-title application can be approved.

Reference: ACT Planning: Guide to Unit Titling Process – https://www.planning.act.gov.au/community/buy/leasing-and-titles/unit-titles/guide-to-the-unit-title-application-process