South Australia building guide
How Private Certification Works in South Australia
A clear, independent walk-through of the SA private certification process. Understand Planning Consent, Building Rules Consent, when a private certifier is faster than council, and exactly what to prepare before you lodge.
In this guide
- 1. What a private certifier actually does
- 2. The two consents you need before you start on site
- 3. When a private certifier is faster than council
- 4. What you need to have ready before lodgement
- 5. On-site inspections during construction
- 6. How certifier fees work (in general terms)
- 7. Private certifier vs council: how to choose
Section 1
What a private certifier actually does
A private building certifier is a State Government registered practitioner accredited to issue Planning Consent and Building Rules Consent for domestic and commercial projects in South Australia. Under the Planning, Development and Infrastructure Act 2016, a private certifier acts as a Relevant Authority with the same statutory authority as a council to grant those consents, provided the design and documentation comply with the Planning and Design Code and the National Construction Code. Certifiers do not design your home, they do not act for the builder, and they are not the same as a council inspector. Their role is independent: check the drawings and reports against the rules, issue the consent, and (for building consents) attend the site for the mandatory inspections during construction.
PlanSA: Relevant Authority explainedSection 2
The two consents you need before you start on site
Every new home, extension, alteration, ancillary structure (carport, shed, pool) or knockdown rebuild in SA requires two consents before construction can lawfully commence: Planning Consent, which checks the design against zoning, overlays and the Planning and Design Code (setbacks, site coverage, height, character, overlays like Heritage, Coastal, Bushfire, Regulated Trees, and Flood Management), and Building Rules Consent, which checks the design against the National Construction Code and the Australian Standards (structural, fire, energy, plumbing, ventilation, disability access where applicable). Once both consents are granted, a Development Approval is issued and site works can begin. A private certifier can handle both consents where the pathway is Deemed-to-Satisfy (DTS) or, for planning, Residential Code (Res-Code) eligible.
PlanSA process portalSection 3
When a private certifier is faster than council
Private certifiers typically issue consent in 24 to 48 hours once complete documentation is lodged, versus the statutory council pathway which can run weeks. The speed advantage comes from three things: dedicated capacity (private certifiers exist to certify, whereas council teams juggle certification alongside strategic planning and enforcement), electronic-first workflows (fully online lodgement, review and issue), and specialisation (the certifier is a subject-matter expert on the specific consent they are issuing). A private pathway is most useful when speed matters: high-volume builders scheduling starts against slab pours and frame deliveries, owner-builders with locked-in contractor bookings, or where a Res-Code planning consent is straightforward and does not need council-level design review. It is less useful when the design triggers overlays or non-standard elements that force referral to council or a state agency regardless of who lodges.
CBS SA: registered private certifiersNeed consent moving in days, not weeks?
Answer four quick questions and BuildPilot shortlists a private certifier for your project. Contact stays private until they reach out.
Section 4
What you need to have ready before lodgement
A private certifier can only start work once your documentation is complete. For Planning Consent you generally need: a certificate of title, site plan showing the block dimensions and any easements, floor plan, elevations, siting plan showing setbacks and site coverage, streetscape or shadow diagrams where required by overlay, and any specialist reports triggered by overlays (heritage statement, arboricultural report for regulated trees, coastal engineering report, BAL assessment for bushfire-prone land, flood engineering advice). For Building Rules Consent you generally need: full architectural drawings, structural engineering drawings and computations, energy efficiency assessment (NatHERS or Deemed-to-Satisfy Section J), soil classification report, and any specialist certifications the design triggers (fire, disability access for larger works). If drawings are incomplete or reports are missing, the certifier will pause and request them before proceeding. This is why the /find/private-certifier matcher gates on the question "Have your planning drawings been completed" and redirects to a Building Designer or Town Planner if they are not.
Section 5
On-site inspections during construction
Building Rules Consent is not the end of the certifier's involvement. During construction the certifier (or a delegate) is required to attend the site at defined mandatory inspection stages, most commonly footings and slab preparation, timber or steel framing, and, where applicable, wet-area waterproofing and swimming-pool safety barriers. The purpose of these inspections is to confirm the works as built match the approved drawings and comply with the National Construction Code. If a stage fails, the certifier issues a direction to rectify and the builder cannot proceed to the next stage until the issue is fixed and re-inspected. On completion, the certifier issues a Statement of Compliance for the building work, which is what your council needs on file before you can occupy.
Section 6
How certifier fees work (in general terms)
Private certification is a fee-for-service arrangement between you (or your builder) and the certifier. Fees are typically quoted as a fixed price for the consent, sometimes bundled with the mandatory on-site inspections, sometimes priced per inspection. Fees vary based on the complexity of the design, the number of consents needed, whether specialist reports are required to be reviewed, and whether inspections are within Adelaide Metro or in a regional area. Speak to two or three certifiers, ask for a written quote covering both Planning Consent and Building Rules Consent, and confirm what is included (initial review, revisions if changes are needed, mandatory inspections, Statement of Compliance). Cheapest is not always fastest, and fastest is not always cheapest.
Section 7
Private certifier vs council: how to choose
Council is the default: every SA council can act as the Relevant Authority for Planning Consent and Building Rules Consent for projects in its area. Councils tend to be more cost-effective and are the natural pathway when your builder already has an existing relationship with the council team and when the design is standard for the area. A private certifier is worth choosing when speed matters, when the design is a Res-Code Planning Consent (which private certifiers are set up to fast-track), or when you want a single accountable practitioner from lodgement through to on-site compliance. Either pathway produces the same statutory approval, so the choice comes down to timing, cost, and the specific project. Speak to your builder or building designer before deciding.
Featured partner
BRC Private Certifiers
Adelaide-based, State Government Registered Private Certifier led by Director Peter Xerri. Building Rules Consent and Res-Code Planning Consent for new homes, extensions, alterations, ancillary structures and knockdown rebuilds. 24 to 48 hour turnarounds, fully electronic lodgement, on-site inspections for footings, framing and pool safety. Open 7 days.
See BRC Private Certifiers profile
Services, coverage, and contact
Related guides
Keep reading
Council approvals in Adelaide
Understand PlanSA, overlays, BAL, DCS levies and the council pathway.
Find a town planner
Not ready for certification yet? A town planner sorts overlays and pre-lodgement advice.
Find a building designer
Drawings not complete? A designer produces the plans a certifier will assess.
Find an architect
Bespoke or overlay-heavy design? An architect handles complexity end to end.
FAQs
Common questions
Important
This guide is general information about the South Australian private certification framework, drawn from public sources including plan.sa.gov.au and cbs.sa.gov.au. It is not legal, planning, or building advice. Rules, fees, overlays and processing times change and can vary by block, project and certifier. Always confirm current requirements directly with PlanSA and engage a State Government Registered Private Certifier for your specific project before making decisions.
Ready to be matched with a private certifier?
Four quick questions, no obligation. BuildPilot personally shortlists the private certifier best suited to your project.