One of the first questions clients ask when planning a new home is simple: “How long will it take before we can actually start building?”
It’s a fair question. And after 30 years of building in North East Victoria, here’s the honest answer:
That’s not a guarantee. But it is a realistic starting point, and most clients tell us they wish someone had said it plainly from the beginning.
The process
The Permit Process Is More Than One Approval
A common misconception is that a building permit is a single step. In reality, it’s the result of several stages coming together — planning permits, bushfire assessments, engineering, soil testing, and energy reports. Each involves different consultants, different requirements, and different timelines.
If one part is incomplete or needs revision, everything pauses while it’s resolved. From the outside, this can feel like nothing is happening. Behind the scenes, progress is still being made — just not always in a straight line.
Timing factors
What Affects Your Timeline
Every project is different, but the factors that most commonly influence timing in our region include:
- Council workload and internal processes
- Bushfire Management Overlays and BAL assessments
- Site conditions such as slope, soil type, and access
- Design changes made after lodgement
- Consultant availability during busy periods
Of these, the one we see cause the most unexpected delays is design changes after lodgement. A seemingly small revision can trigger reassessment and add weeks to the process. Getting the design right before submission matters more than most people realise.
Current conditions
Why Permits Are Taking Longer Right Now
Council workloads across regional Victoria have increased in recent years. Assessment timeframes that once took six weeks can now stretch to ten or twelve in some areas. This isn’t unique to one council — it’s something we’re seeing across the region.
The projects that move most smoothly are the ones that arrive at lodgement well prepared, with complete documentation, coordinated consultants, and a design already tested against site conditions. That preparation takes time upfront. But it saves far more time overall.
Real example
A Real Example of How This Plays Out
We recently worked with a client on a sloped block outside Myrtleford. The site had a bushfire overlay and required a planning permit before a building permit could be issued.
From the outside, the early months looked quiet. In reality, we were working through BAL assessments, coordinating with a planning consultant, and refining the design to meet overlay requirements. Once those pieces were in place, the building permit moved through relatively quickly.
Avoiding delays
How to Avoid Delays Most People Don’t See Coming
You can’t control every variable, but you can significantly reduce unnecessary delays with the right approach:
- Start with a design suited to your site, not just your vision
- Engage consultants early and make sure they are working together
- Allow proper time for documentation before lodgement
- Avoid design changes after submission where possible
- Work with a builder who coordinates the process, not just the build
These steps don’t eliminate every delay. But they remove the avoidable ones — and that makes a meaningful difference.
The bigger picture
Why This Stage Shapes Your Entire Build
The pre-construction phase rarely gets the attention it deserves. But how it’s handled directly affects everything that follows. When it’s rushed, budgets become harder to manage, timelines drift, and decisions feel reactive.
When it’s done properly, you move into construction knowing exactly what’s been approved, what’s included, and what comes next. That clarity is worth far more than a faster start date.
Local knowledge
Building in NE Victoria Takes Local Knowledge
Regional projects come with specific requirements that vary from one area to the next. Bushfire overlays, access conditions, and council expectations all need to be understood early — not discovered mid-process.
Local experience doesn’t guarantee faster approvals. But it does mean identifying potential issues earlier and navigating the process with a clear understanding of what’s required. It’s about working with the system, not trying to shortcut it.
Ready to Understand What Your Project Involves?
If you’re planning to build in North East Victoria, the best place to start is with your site. Tell us about your block, and we’ll walk you through what approvals are likely involved and what your timeline could realistically look like — before you commit to anything.
