Will I Need an Engineer’s Report for a BIC?

When applying for a Building Information Certificate (BIC) in NSW, many homeowners and developers ask: Do I need an engineer’s report?

The answer depends on the type of structure involved and the concerns raised by council during the BIC assessment process.

At Town Planning Sydney, we regularly help clients navigate this question as part of our town planning and development application support services.

Here’s what you need to know.

1. What is a Building Information Certificate (BIC)?

A BIC is a formal document issued by your local council under the Environmental Planning and Assessment Act 1979.

It confirms that existing structures on a property are safe, compliant or acceptable, even if they were built without prior DA approval.

For many homeowners in NSW, a BIC is needed when selling a property or regularising unauthorised works.

Council uses the certificate to confirm it won’t take any future action regarding those works for a set period.

2. When is an engineer’s report required for a BIC?

An engineer’s report may be required if council has concerns about the structural safety, compliance or integrity of the building.

This is especially common when the works were carried out without certification or don’t match approved plans.

For example, if a double garage has been converted into a habitable room without DA approval, the council may request an engineer’s report to confirm that the slab, walls and roof framing meet the Building Code of Australia.

Similarly, if a retaining wall was built without proper footings or drainage, the council may ask for a structural engineer’s assessment to ensure safety.

Our planning consultants will often flag these risks early and guide you through what council is likely to require.

3. What does a typical engineer’s report include?

The report should be prepared by a qualified structural engineer and outline whether the building meets relevant safety standards.

It will generally assess footings, load-bearing walls, framing, connections and any visible defects.

The engineer may also review original plans and conduct a site inspection to verify compliance.

If the report identifies issues, it may include recommendations for remediation.

At Town Planning Sydney, we often coordinate with trusted engineers to ensure their reports align with the broader development application strategy.

4. How does this fit into the BIC process?

A BIC application must demonstrate to council that the structure is safe, lawful or at least acceptable in its current form.

An engineer’s report strengthens your case by giving the council independent, expert evidence.

It can mean the difference between a straightforward approval and a drawn-out process involving enforcement action or demolition orders.

If you're unsure whether an engineer's report is needed, our town planning team can provide clear planning advice based on your specific property and council’s history.

5. Common scenarios where a report is likely

Here are a few examples from real cases we've handled across NSW:

• A granny flat built without inspections or an Occupation Certificate needed an engineer’s letter confirming the frame and slab complied with the Building Code

• A second-storey addition showed signs of sagging, prompting council to require structural certification before issuing a BIC

• An old industrial shed was converted into a workshop without DA approval, and the council asked for a report confirming the roof trusses could safely support new mechanical equipment

These situations aren’t uncommon in NSW planning and show why experienced planning consultants are essential.

6. Do I need to get the report before applying?

Not always.

In many cases, we lodge the BIC first and wait for council’s feedback before commissioning an engineer.

This avoids unnecessary costs and allows us to respond specifically to council’s requests.

However, if the structure clearly raises red flags, we may advise getting the report early to avoid delays.

At Town Planning Sydney, our goal is to streamline your application and avoid unnecessary back-and-forth with council.

Understanding when you need an engineer’s report for a BIC is just one part of the bigger picture.

The real value lies in getting tailored planning advice that anticipates council requirements and presents your application in the best possible light.

If you're dealing with a complex structure, unauthorised works or need help securing council approval, our planning consultants are here to guide you every step of the way.