Can I Lodge a DA for a Dwelling Without Engaging a Builder?

Yes, you can submit a development application (DA) in NSW without hiring a builder.

This is often the case for homeowners, developers or investors who want council approval before committing to construction.

While engaging a builder early can be helpful, it's not a requirement under NSW planning laws.

Here’s what you need to know.

Council approval does not require a builder

NSW planning regulations allow you to lodge a DA for a new dwelling without nominating a builder.

The local council assesses the application based on zoning rules, planning controls and environmental factors.

It does not consider who will build the structure.

This means you can secure DA approval well before finalising your construction arrangements.

A planning consultant can help you prepare compliant documentation and reduce the risk of rejection.

Town Planning Sydney regularly guides clients through this process, including those still exploring builder options.

You still need architectural plans and reports

Even without a builder on board, you’ll need full architectural drawings for the DA.

These must show site layout, floor plans, building height, setbacks and other elements required under NSW planning policy.

BASIX and NatHERS energy efficiency documentation will also be needed in most cases.

Town Planning Sydney provides in-house drafting to ensure your submission meets council expectations.

This helps streamline the approval process while maintaining design flexibility.

A builder is only required before construction begins

You won’t need to engage a licensed builder until you’re ready to apply for a Construction Certificate (CC).

The CC stage comes after DA approval and is when detailed construction plans are reviewed by a certifier.

At that point, you’ll need to provide proof of builder licensing and insurance.

If you intend to owner-build, a permit from NSW Fair Trading is required.

The DA and CC stages are separate in NSW planning law.

This gives you more time to plan construction after securing approval.

Early DA approval offers flexibility and control

Lodging your DA without a builder can be a smart move.

It allows you to finalise design, test feasibility and obtain planning approval before signing a building contract.

For example, a property investor may want to get DA approval for a dual occupancy, then decide whether to build or sell with the DA in place.

Others may wish to compare quotes from multiple builders after the design has been approved.

Town Planning Sydney helps clients in both residential and commercial sectors use this phased approach to reduce risk.

Planning advice is essential if proceeding without a builder

If you're planning to lodge a DA before hiring a builder, expert planning advice is crucial.

Poorly prepared documentation can delay council approval or lead to unnecessary amendments.

Town Planning Sydney provides end to end support, including planning reports, architectural drafting and application lodgement.

Our team ensures that every development application meets local council requirements and aligns with NSW planning legislation.

By managing the DA process before construction begins, we give you greater confidence and control over your project’s future.

Whether you're designing a new home, duplex or multi-dwelling development, we help you get council approval the right way.