I need a BIC for my Commercial Premises Fit-Out. What should I do?

If you’re fitting out a commercial space in NSW and someone has told you that you need a Building Information Certificate (BIC), you might be wondering what it actually involves.

And more importantly, how to get one without triggering council problems or delays to your business.

This guide will walk you through the process step-by-step, based on real-world experience with NSW planning and DA approval.

1. Understand why a BIC is needed

A Building Information Certificate is typically required when building work has been carried out without proper approvals.

For commercial premises, this might include internal alterations, partitioning, new kitchens or bathrooms, or even changes to fire safety systems.

If these works weren’t included in a prior development application or complying development, a BIC helps protect you from enforcement action.

Councils in NSW use the certificate to confirm they won’t take action for any unauthorised work for seven years.

2. Get expert planning advice early

Before applying, speak to a qualified planning consultant who understands your local council’s policies.

At Town Planning Sydney, we often review commercial fit-out plans and identify whether you need a BIC, a new DA, or a combination of both.

Each council takes a different approach depending on the site history, zoning and previous approvals.

By starting with planning advice, you avoid wasting time on the wrong pathway.

3. Check your lease and previous approvals

If you’re a tenant, check whether the landlord has existing approvals or DA consent for the fit-out works.

In many cases, fit-outs are completed by previous tenants without informing council.

We’ve helped countless clients secure a BIC after discovering unauthorised mezzanines, non-compliant bathrooms or missing fire upgrades.

Knowing what’s already been approved helps define what council will expect from your certificate application.

4. Prepare plans and documentation

Council will require detailed architectural plans showing the layout and structural elements of the existing fit-out.

These must be to scale and include floor plans, elevations and site context.

Our in-house drafting team prepares these drawings in compliance with NSW planning standards and building codes.

You’ll also need an existing use certificate or supporting evidence that the use of the premises is lawful under the current zoning.

5. Engage a private certifier or council building surveyor

Before lodging your BIC application, an inspection must be carried out by a qualified certifier or council building officer.

They will assess whether the existing fit-out is structurally sound and safe.

If it fails to meet minimum standards, such as fire exits or accessibility, you may be required to upgrade the space.

As your planning consultant, we coordinate with certifiers to ensure compliance issues are resolved before submission.

6. Lodge the BIC application with council

Once your documentation is ready and the inspection is complete, your BIC application is lodged with the local council.

Each council charges different fees depending on the size and type of the premises.

As part of the process, the council may request additional information, especially if the building has had previous compliance issues.

We manage all communication and follow-up, making sure the application stays on track for approval.

7. What happens after approval?

Once council issues the Building Information Certificate, you have peace of mind that the fit-out won’t trigger compliance action.

This is especially important when applying for an Occupation Certificate or negotiating with landlords.

We’ve seen clients save thousands in legal fees and costly rectification work simply by getting ahead with a BIC.

Securing a Building Information Certificate is more than just ticking a box.

It’s a strategic step in NSW planning that protects your investment and ensures your premises meet current regulations.

With Town Planning Sydney’s experience in DA approval, development application preparation and in-house design, your commercial fit-out is in safe hands.