By Alex Stefanovski – a Registered Building Surveyor
In Victoria’s dynamic construction landscape, the role of a building consultant is both multifaceted and essential. Whether you’re a homeowner planning a renovation, a developer managing a multi-unit project, or a builder navigating compliance, a talented building consultant can be the difference between reaching compliance and falling short.
This article provides a comprehensive technical overview of what building consultants do in Victoria, how they operate within the regulatory framework, and why their expertise is increasingly sought after across residential, commercial, and industrial projects.
What Is a Building Consultant?
A building consultant is a qualified and registered professional who provides expert advice, assessments, and reports related to building design, construction, compliance, and performance. Unlike builders or architects who focus on execution and design, building consultants operate in an advisory and diagnostic capacity.
In Victoria, building consultants may be registered with the Victorian Building Authority (VBA) (From 2025: Building and Plumbing Commission) under various categories, such as building surveyor, or Consumer Affairs Victoria (CAV) as a registered professional engineer with a building industry endorsement. Thermal assessors and various other professionals are also registered through their respective industry bodies, depending on their area of expertise.
Core Responsibilities of a Building Consultant
The scope of a building consultant’s work is broad, but typically includes the following:
- Pre-Construction Advice
Before any work begins, building consultants help clients understand:
- Planning and building permit requirements
- Site constraints and overlays (e.g., bushfire zones, heritage overlays)
- Feasibility assessments
- Design compliance with the National Construction Code (NCC) including any deviations and relevant performance solutions.
They often work alongside architects and designers to ensure that proposed plans meet all regulatory and performance standards.
2. Construction Compliance and Inspections
During construction, building consultants may:
- Conduct site inspections to verify compliance with approved plans
- Identify defects or non-compliant work
- Advise on rectification strategies
- Liaise with building surveyors and councils to resolve issues
Some consultants are also registered building inspectors, authorised to carry out mandatory inspections at key stages of construction (e.g., footing, frame, final).
3. Pre-Construction Assessments
Prior to construction, building consultants may:
- Prepare and certify performance solutions outlining methods of compliance.
- Prepare and certify professional documentation including structural, electrical, hydraulic, mechanical or fire safety drawings.
- Prepare and certify thermal assessments and energy efficiency reports such as whole of home assessments, Greenstar approvals, Passivhaus compliance and others.
- Liaise with other stakeholders to provide specific design advice and methods to achieve the vision and desired outcomes.
4. Post-Construction Assessments
After the build is complete, consultants may be engaged to:
- Prepare defect reports or condition assessments.
- Assist with dispute resolution between owners and builders.
- Provide expert witness testimony in legal proceedings.
- Conduct energy efficiency assessments or maintenance audits.
Specialist Services Offered by Building Consultants
Building consultants often specialise in one or more technical areas. Common specialties include:
| Specialty | Description |
| Dilapidation or Defect Reports | Assess the condition of neighbouring properties before construction begins, often required for protection works. Identify and document construction defects for owners, builders, or insurers. |
| Expert Witness Services | Provide technical evidence in VCAT or court disputes. |
| Energy Ratings / Thermal Performance including Air Tightness | Assess compliance with energy efficiency standards under Section J of the NCC or NatHERS including Passivehaus or other recognised outcomes. |
| Building Condition Audits | Evaluate the structural and functional condition of existing buildings. |
| Essential Safety Measures | Audit and update essential safety measures for a required maintenance determination. |
| Waterproofing & Moisture Diagnostics (Building Biologist) | Investigate leaks, dampness, and waterproofing failures. |
| Bushfire Attack Level (BAL) Assessments | Determine the bushfire risk level of a site and recommend compliant construction methods. |
| Town Planners | Provide pre-construction advice for council development approvals |
Regulatory Framework
Building consultants in Victoria operate within a tightly regulated environment. Key legislation and codes include:
- Building Act 1993
- Building Regulations 2018
- National Construction Code (NCC)
- Australian Standards (AS/NZS series)
- Planning and Environment Act 1987
Depending on their role, consultants may need to be registered with or endorsed by the VBA under specific categories. For example:
- Building Surveyor/Inspector (Limited or Unlimited)
- Engineer (Civil, Structural, Mechanical, Fire Safety)
- Energy Rater (Thermal Performance Assessor)
Unregistered consultants may still provide advisory services but cannot perform statutory functions like mandatory inspections or sign-off on compliance.
Who Engages Building Consultants?
Building consultants serve a wide range of clients, including:
- Homeowners: Seeking advice on renovations, extensions, or defect resolution.
- Builders: Needing independent assessments or expert input on complex issues.
- Developers: Managing compliance across multi-unit or commercial/industrial projects.
- Architects and Designers: Ensuring plans meet regulatory and performance requirements.
- Councils and Government Agencies: Conducting audits, assessments, or expert reviews.
- Lawyers and Insurers: Engaging consultants for expert reports or dispute resolution.
Why Building Consultants Are in Demand
Several factors have contributed to the growing demand for building consultants in Victoria:
1. Increasing Regulatory Complexity
With evolving codes, overlays, and sustainability requirements, navigating compliance has become more challenging. Consultants help decode the rules and ensure projects stay on track.
2. Rise in Building Disputes
VCAT and consumer affairs see thousands of building-related disputes each year. Independent expert reports from consultants are often critical in resolving these matters.
3. Focus on Quality and Risk Management
Builders and developers are increasingly proactive about quality assurance. Consultants provide a second set of eyes to catch issues early and reduce liability.
4. Specialised Assessments
From energy ratings to waterproofing diagnostics, many assessments require niche expertise that general contractors may not possess.
How to Choose a Building Consultant
When selecting a building consultant, consider the following:
- Registration and qualifications: Check if they’re registered with the VBA or relevant professional bodies.
- Experience: Look for consultants with a track record in your type of project.
- Specialisation: Match their expertise to your needs (e.g., defect reporting, energy compliance).
- References and reviews: Ask for client testimonials or case studies.
- Insurance: Ensure they carry professional indemnity insurance.
You can search for registered practitioners on the VBA Find a Practitioner, or CAV Professional Engineers Register.
Case Study: A Building Consultant in Action
Let’s say a homeowner in Melbourne’s outer suburbs is planning a second-storey extension. The property is in a heritage overlay and a bushfire-prone area. The homeowner engages a building consultant to:
- Review the proposed plans for compliance with the NCC and local planning scheme
- Conduct a BAL assessment and recommend compliant materials
- Liaise with the architect to adjust the design for permit approval
- Provide a dilapidation report for neighbouring properties where protection works may be required by the relevant building surveyor
- Inspect the build at key stages to ensure quality and compliance
The homeowner may have engaged: A building designer/architect, a thermal assessor, a structural engineer, a civil engineer, a town planner, a bushfire consultant and a building surveyor.
This proactive engagement helps the homeowner avoid delays, disputes, and costly rework—saving time and money while ensuring peace of mind.
Conclusion
Building consultants in Victoria play a vital role in bridging the gap between design, construction, and compliance. Their technical expertise, regulatory knowledge, and independent perspective make them invaluable across all stages of a building project.
Whether you’re planning a new build, managing a renovation, or resolving a dispute, engaging a qualified building consultant can help you navigate complexity, mitigate risk, and achieve better outcomes.
If you’re unsure whether your project could benefit from a consultant, we’d be happy to help you assess your needs and point you in the right direction.