Do I Need a Survey for a BIC Application?

If you’ve recently built or renovated a structure without council approval, you may be wondering how to fix it.

In NSW, a Building Information Certificate (BIC) can help regularise these works without going through a full development application.

But one of the most common questions we hear as planning consultants is: Do I need a survey for a BIC application?

Here’s what you need to know.

1. What is a Building Information Certificate?

A BIC is a formal request to the council asking them not to take any action against an existing structure for a period of seven years.

It’s often used when a shed, carport, extension or granny flat has been built without DA approval or when approval documents are missing.

A BIC doesn’t approve the work retrospectively instead, it confirms that the council won’t seek demolition or legal action.

2. So, Do You Need a Survey?

In most cases, yes, you will need a current survey to lodge a BIC application.

This is because councils require proof that the structure sits within legal boundaries and complies with the NSW planning regulations.

A detailed survey helps demonstrate that the building doesn’t encroach on setbacks, easements or neighbouring properties.

At Town Planning Sydney, we’ve handled many BIC applications where clients weren’t initially aware that a survey was required.

In one case, a homeowner converted their garage into a home office without a permit.

To lodge the BIC, we coordinated a new survey to show the garage’s position in relation to the boundary and to confirm that it met fire separation rules.

The council requested additional details, but the BIC was eventually granted without further issues.

3. What Kind of Survey Do I Need?

For most BIC applications, a site or identification survey from a registered surveyor is needed.

This survey must be recent, typically no older than 6 to 12 months, and clearly show all buildings, fences, boundaries and levels.

Some councils may also request a height survey if the building is close to a boundary or exceeds the height controls in the NSW planning framework.

If your structure is more complex, for example, a second-storey extension or a retaining wall near an easement, you may also need an engineer’s certificate or construction drawings.

Our planning consultants can advise exactly what’s needed for your site and streamline the process.

4. What Happens if You Don’t Provide a Survey?

Without a proper survey, your BIC application is likely to be delayed or rejected.

Councils assess existing structures carefully, especially if they were built without approval.

They need accurate spatial data to determine if the building breaches any NSW planning controls or building codes.

We’ve seen clients try to submit hand-drawn sketches or old plans, only to be asked for a full survey later.

This adds weeks to the timeline and may cause unnecessary stress if you're selling or refinancing.

Getting the right documents upfront saves time and increases your chances of success.

5. Can a Planning Consultant Help?

Absolutely.At Town Planning Sydney, we regularly help homeowners and developers navigate the BIC process.

We provide clear planning advice, organise required surveys and architectural drawings, and liaise with council on your behalf.

We’ve supported clients across NSW with everything from minor garage conversions to large-scale renovations, ensuring each BIC meets local council approval requirements.

By combining architectural drafting with in-depth knowledge of the development application and BIC process, we remove the guesswork from your application.