Can I Lodge a BIC Application Without a Town Planner?

If you're asking whether you can lodge a Building Information Certificate (BIC) without a town planner, the short answer is yes.

But the better question is, should you?

In NSW, a BIC is required when you need council approval for unauthorised works, or when buying or selling a property with uncertain building history.

It confirms the council will not take action for existing structures.

This is often essential before lodging a development application or pursuing DA approval for future upgrades.

While homeowners can lodge a BIC on their own, the process is not always simple.

NSW planning laws are technical, and councils expect clear, professionally-prepared documentation.

If something is missed, the application may be rejected, delayed or result in further action.

Here’s what you need to know before deciding whether to go it alone or engage a planning consultant.

1. Councils Expect Professional-Level Documentation

Submitting a BIC means providing detailed architectural plans, site surveys, building reports and sometimes even engineering certificates.

Councils want evidence the structure is safe, compliant and not breaching any NSW planning rules.

This is where in-house drafting and town planning services make a huge difference.

At Town Planning Sydney, we regularly assist clients who’ve attempted to lodge a BIC themselves but ran into unexpected roadblocks.

Incorrect drawings, outdated reports and missing certificates are common causes for rejection.

A qualified planning consultant can spot these issues before you lodge and save weeks, sometimes months, of back-and-forth with council.

2. Each Council Interprets NSW Planning Law Differently

NSW councils operate under the same legislation but interpret certain planning rules differently.

This means what worked for your neighbour may not work in your LGA.

Town planning experts understand how each council assesses BICs and what specific documentation they expect.

For example, we recently helped a homeowner in the Inner West who submitted a BIC for an unapproved garage conversion.

Their original submission was deemed incomplete.

After engaging our team, we clarified the development history, prepared compliant plans and coordinated the building certificate inspection.

The application was approved within three weeks.

3. BICs Often Lead Into a Development Application

Many property owners apply for a BIC as a first step before submitting a development application.

If the structure is unauthorised, you’ll likely need BIC approval before the council even looks at your DA.

This is where a town planning firm like Town Planning Sydney provides long-term value.

We streamline the entire process, BIC to DA approval, by ensuring your documentation is future-proof.

That means fewer delays, lower costs and a better result at council.

4. A Planning Consultant Reduces Risk and Speeds Up Approval

Going solo might seem like a way to save money.

But if your BIC gets rejected or delayed, it can hold up property sales, renovations or even result in compliance action.

Hiring a town planner means peace of mind, especially if you’re dealing with tricky structures or unclear approval history.

We’ve helped everyone from first-home buyers to large developers get council approval quickly by handling BICs with precision.

Our planning advice is grounded in experience with hundreds of successful cases across NSW.

5. If You're Not Sure, Ask First

Some clients contact us after their application has already been refused.

We always recommend speaking to a planning consultant before lodging anything with council.

Even a quick review can reveal issues you might not have considered.

Town Planning Sydney offers upfront planning advice so you know exactly what’s needed for your BIC or development application.

It’s the fastest way to get your project back on track.