Building a garden shed, carport, fence or shade structure
This page has information about when you need a building permit to build a garden shed, carport, fence or shade structure in the Northern Territory (NT).
You will usually need a permit unless your structure meets the criteria for exemptions from building approval.
There are exemptions for garden sheds, fences, and shade structures, however you will need building approval for a carport.
There are no exemptions for constructing a carport.
How to get building approval
You can get building approval from either of the following:
- an approved self-certifying manufacturer
- or a registered NT building certifier.
Engage a self-certifier
A self-certifier is someone approved to build and certify the construction of certain products such as garden sheds, carports, fences or shade structures, and who can be engaged instead of a building certifier.
Self-certifiers must be able to both supply and install the product.
They can only certify products for their approved uses and must ensure that the construction complies with approved plans and legislation.
They can also issue occupancy permits for the completed structure.
You may also choose to buy a product from a self-certifier but get building approval through a building certifier.
To check if a person is a self-certifier for a particular product, ask to see their self-certifier approval.
You can also find a self-certifier by contacting Building Advisory Services.
Call (08) 8999 8985 or email bas@nt.gov.au.
Use a building certifier
You may prefer to engage a building certifier if the product you are installing is not approved for self-certification, if you want to build it yourself, or you are having other work done and want to include the installation in the same building permit as your other work.
Read more about engaging a registered building certifier.
Exemptions from building approvals
You don't need building approval if, on any one lot, your existing and proposed structures meet the following criteria.
Garden shed
You don't need building approval if your shed is on a large or rural property and the shed does not have plumbing, electrical or drainage services, and meets either of the following criteria:
- the roof area is less than 12 square metres, the building height is less than 2.1m, and it is located at least 40m from any boundary
- the roof area is less than 30 square metres, the height is less than 2.4m, and it is located at least 70m from any boundary.
Fence
You don't need building approval for a fence if it is either of the following:
- less than 1m high
- or does not offer wind resistance - such as a chain wire mesh or metal pool type fencing.
Shade structure
You do not need building approval if your shade structures, on any one lot, are all of the following:
- less than a total of 30 square metres of shade cloth
- totally freestanding and not attached to any building
- more than 5cm from any other buildings.
If your shade structure does not use shade sail or canvas or similar material you will need building approval.
Get an existing shed, carport, fence or shade structure certified
You must contact a building certifier if you have an existing garden shed, carport, fence or shade structure that is not exempt from building approval and does not have occupancy certification.
Your building certifier can help you to get your structure certified and compliant, even if you did not originally have a building permit.
Read more about occupancy certification.
Residential building and energy efficiency
If you build or modify a home in the Northern Territory (NT), and a building permit is needed, there are energy efficiency standards and rules that apply.
All new houses and renovations to existing houses must achieve at least a 5-star energy rating.
All new apartments must achieve a 3.5-star energy rating.
Star ratings
There is a national energy rating scheme that ranks the efficiency of heating and cooling in your home, called thermal performance.
A star rating is given between zero and 10 stars.
The more stars, the more energy efficient your property.
These star ratings are a national standard and are adapted to different climate regions such as Darwin and Alice Springs.
Star ratings are calculated under the Nationwide House Energy Rating Scheme (NatHERS) by accredited energy assessors who can issue a NatHERS certificate.
For more information go to the Nationwide House Energy Rating Scheme website.
From 1 October 2023, NatHERS certificates for new homes in the NT can be rated using:
- National Construction Code 2022 (NCC 2022) NatHERS accredited software
- older versions of accredited software.
Choosing to use NCC 2022 NatHERS software to generate a NatHERS certificate means that an optional whole-of-home (WOH) performance rating can be calculated.
While the NT is not adopting NCC 2022 minimum requirements for WOH energy performance, undertaking this optional assessment as part of a NatHERS certificate could help home occupants save energy.
Building an energy efficient new home
It often costs less to build energy efficient features into your new home rather than put them in later.
When you are still at the design stage consider all the available energy efficient features that could be included.
You should talk to your builder, building designer or architect, energy assessor and building certifier for ideas.
Before you begin any works you must check and follow the rules and regulations including getting a building permit if required.
Read more about rules and regulations related to building and renovating a home.
You can also go to the Australian Government's YourHome website for more ideas.
Modify or renovate your existing home
You can use some simple solutions to improve energy efficiency in your home like installing window covers and building a shade structure over your balcony.
Go to the CoolMob website for more ideas and information.
If you want to do any building works you must follow the rules and regulations including finding out if you need a building permit.
Read more about rules and regulations related to building and renovating a home.
Reduce power and water costs
Read tips and ideas on reducing your power and water bills on the following websites:
Check if your builder is registered
To check if your builder is registered, or to locate a registered builder in your area, search the Public Register of Building Practitioners.
Converting a shed into a house
This page has information about the approvals required if you're converting a shed into a house.
Building sheds and houses
The difference between a shed and a house is not about appearance.
Sheds are generally classified as non-habitable or class 10 buildings under the National Construction Code.
A house is classified as a habitable building, or class 1a building, under the code.
Legal responsibilities for converting a shed
You must engage a building certifier to determine the building work required for your conversion and to issue building approval and occupancy certification for the work.
Your building work may involve inspection, replacement or installation of any of the following:
- a concrete slab or footings
- termite risk management systems
- ceiling heights
- glazing
- damp proofing
- windows
- ventilation
- energy efficiency
- fire separation.
The building certifier will need plans to be drawn up to detail the building work to be done.
Read more about building and renovating a home.
Planning approval
You may also need planning approval if converting your shed into a house.
For more information about meeting the NT Planning Scheme requirements, contact Development Assessment Services.
Get an owner builder certificate
If you want to build or extend your home with work valued over $12,000, you must apply for an owner builder certificate.
This includes work like:
- a single dwelling or detached house - a class 1a building
- a garage, carport, or shed attached to and built at the same time as an attached single dwelling - a class 10 building
- an unattached retaining wall that supports a class 1a or class 2 building
- extensions to any of the above where you are increasing the floor space.
The construction, extension or renovation of duplexes, townhouses, flats or units can't be done by an owner builder.
Certificate conditions
An owner builder certificate is issued for one block of land for 3 years and can be renewed for another 3 years.
It is not a building permit and you can only hold one certificate at a time. All individuals on the property title must also be included.
If you want to apply for another property, you must wait 6 years from the issue of your previous owner builder certificate.
Who can apply
You can only apply for an owner builder certificate if you’re an individual property owner.
A company or trust is not eligible.
If you’re registered as a residential building contractor, you don’t need to apply.
Before you apply
Before applying, you must read the owner builder manual PDF (359.7 KB).
You must also keep in mind that you will take on all legal responsibilities of a builder.
It may be cheaper to register yourself instead of contracting work out, but you will have no protection against defective work. You can only take subcontractors to court.
A builder who recommends you become an owner builder while they act as project manager, may be avoiding legal responsibilities or be unregistered.
Your legal responsibilities
As an owner builder, you have the following legal responsibilities:
- work health and safety of workers
- compliance with building control certification requirements such as arranging permits and inspections
- direct and assess workmanship of others
- site protection
- insurance and registrations for tradesmen
- rectifying defective work for up to 6 years if you sell the property.
Engaging a project manager does not remove any of your legal responsibilities.
How to apply
To apply for an owner builder certificate, follow these steps:
Step 1. Read the owner builder manual PDF (359.7 KB) and fill in the declaration at the end.
Step 2. Fill in an owner builder application PDF (188.7 KB).
Step 3. Find out how much you need to pay for your application on the Building Practitioners Board website.
Step 4. Submit your manual, application and fee by mail, email or in person to the Building Practitioners Board or in person to a Territory Business Centre.
After you apply
Once you receive your owner building certificate, you must get a building permit to start construction.
Before you do, you must also have residential building insurance in the form of a fidelity fund certificate.
More information
For more information, go to the Building Practitioners Board website.
Renovating or refurbishing wet areas in your home
This page has information on the approvals you need to renovate wet areas of a house, shed or garage in the Northern Territory.
Wet areas are rooms such as a bathroom, toilet, ensuite, powder room or laundry.
Your building project will fit in one of the following approval groups:
- work that needs a plumbing certificate
- work that needs a plumbing certificate and a building permit
- work that does not need approvals.
If your renovation is for an apartment or townhouse, you may need different approvals. For more information, talk to a building certifier. Read about engaging a registered building certifier.
Always use a licensed and registered plumber
You should always use a licensed plumber for plumbing work, including work to fixtures and fittings, whether or not you need a plumbing certificate.
A licensed plumber checks plumbing work and installations against current plumbing codes and standards.
Go to the Plumbers and Drainers Licensing Board website to find a licensed plumber.
Getting plumbing certification
A certifying plumber and drainer is a licensed plumber who is also registered with the Building Practitioners Board.
A certifying plumber and drainer can issue your plumbing and drainage work a certificate of compliance when it is done.
If your project involved any drainage works, the certifying plumber and drainer will also lodge a copy of the plumbing certification documents with the Director of Building Control to be included on the building file for the property.
Read about access to building files.
Go to the Building Practitioners Board website to find a certifying plumber.
Keep building work documents safe
Keep all your building work documents, such as plumbing certificates and inspection reports. You may need these to support the value of your property if you decide to sell it.
Work that needs a building permit and plumbing certification
The table below lists wet area building work that requires a building permit before you start work and certification at the completion of work.
Before starting work you must engage a registered building certifier.
You will also need to engage a certifying plumber and drainer.
Read about engaging a registered building certifier and getting a building permit.
Type of work | Example |
|---|---|
Putting in or taking out partitions or walls |
|
Breaking into or altering the walls or floors |
|
Installing new fixtures or fittings where they do not already exist |
|
Work that needs plumbing certification only
The table below lists wet area building work that requires only certification by a certifying plumber and drainer at the completion of work.
Type of work | Example |
|---|---|
Replacing any external sanitary drainage or installing a new water supply |
|
Replacing any plumbing fixture or fitting with a different component, providing there is no alteration to existing services |
|
Work that does not need approvals
The table below lists wet area building work that does not need building approval or plumbing certification.
Type of work | Example |
|---|---|
Maintenance or repair of fittings, fixtures and floor and wall tiling |
|
New joinery work | New cabinets and benchtops provided there is no extension or inclusion of new plumbing work. |
Replacing existing plumbing fixtures or fittings with similar |
|
Shower screen | Installing a new or replacing an existing shower screen. |
Retiling an existing wet area |
|
If your work involves removing and replacing tiles, it may damage the waterproof membrane that protects the floor and walls. You can protect the membrane in these areas by reinstalling waterproofing and checking it is done in accordance with Australian Standard AS3740 (Water Proofing of Wet Areas).
Termite protection
This page has recommendations and requirements for protecting your home from termite damage.
Getting advice
If you are planning to build, discuss your termite protection options with your builder or pest control specialist before commencing work.
Talk to a building certifier to make sure your proposed termite protection method will give the level of protection required by building laws. Read about engaging a registered building certifier.
National requirements
Builders must comply with the termite management requirements set out in the National Construction Code.
The code sets out minimum requirements for structural elements such as the walls, roof and floor framing to reduce the risk of termite infestation.
Other elements of a build can be at risk from termite infestation including door jambs, window frames and reveals, architraves, skirting and cabinetry. A termite management system will help to protect these elements.
Maintenance of your termite management system
Regular maintenance and monitoring is very important to ensure the effectiveness of termite management systems.
Chemical systems have a limited life and need a higher degree of maintenance and replenishment.
Physical systems such as concrete slab, exposed slab edge, metal shielding, stainless steel mesh or graded stone are usually designed to last for the lifetime of the building but require more frequent inspections.
You should regularly inspect your building yourself and have a licensed pest controller inspect and report on your home every 12 months.