Converting a shed to a dwelling
A shed, garage or carport is usually classified as a Class 10a building, which means it is a non-habitable structure. These buildings cannot be used for residential living unless the appropriate approvals are obtained and the building is upgraded to meet the standards for a Class 1a dwelling under the National Construction Code (NCC).
If you want to convert a shed into a dwelling with habitable rooms such as bedrooms, living areas or a kitchen, approvals must be obtained from a private building certifier before any work begins.
Approvals requiredBuilding approval documentationImportant considerations Before you start
Because every site and building is different, it is recommended that you speak with a Private Building Certifier early in the planning process to confirm the approvals and documentation required for your project.
In most cases two approvals are required:
Building approval
A building approval must be issued by a Private Building Certifier to change the building classification from Class 10a (non-habitable) to Class 1a (dwelling).
Plumbing approval
A Plumbing Compliance Permit from Council is required before any plumbing or drainage work begins.
If plumbing work is carried out without approval, it may need to be inspected and upgraded to comply with the Plumbing Code of Australia.
Your Building Certifier will confirm the exact documentation required, but applications typically include the following.
Application forms and permits
- DA Form 2 – Building work details
- QBCC Home Warranty Insurance (if work is carried out by a licensed builder and valued over $3,300)
- Owner-Builder Permit (if applicable and work exceeds $11,000)
- QLeave receipt if the value of work exceeds $150,000 (excluding GST)
- Applicable building approval fees
Plans
- Site plan (1:200 scale) showing buildings, boundary setbacks, site levels and north point
- Floor plan (1:100 scale) showing room layouts, dimensions, doors, windows and smoke alarm locations
- Elevations (minimum two at 1:100 scale) showing building height and slab levels
Supporting documentation
- Energy efficiency assessment
- Structural design plans (engineer design for steel frame or bracing and tie-down details for timber frame)
- Structural engineer inspection reports for slab or frame where required
Not all sheds are suitable for conversion into a dwelling. The following matters are commonly assessed during the approval process.
Building setbacks
Dwellings generally require larger setbacks from property boundaries than sheds. A typical minimum setback is 1.5 metres to side and rear boundaries.
If an existing shed does not meet these setbacks, a variation may need to be assessed by Council. Approval is not guaranteed as impacts on neighbouring properties must be considered.
Structural integrity
You may need an inspection by a Registered Professional Engineer of Queensland (RPEQ) to confirm the slab and structure are suitable for habitation. Strengthening or upgrades may be required.
Vapour barrier
The building must have a vapour barrier or damp-proof membrane beneath the slab, or another approved method to protect against ground moisture.
Termite protection
All primary building elements must be protected against termite attack, including structural members, door frames, window frames and skirting boards.
Floor levels and ceiling height
The finished floor level must meet NCC requirements to prevent water entry, and ceiling heights must comply with standards for habitable and non-habitable rooms.
Flood or bushfire overlays
Additional requirements may apply if the property is located in a flood hazard or bushfire hazard area. This may involve further assessment by the Building Certifier and structural engineer.
Contact us
For further information, please contact Council's Customer Service Centre on 1300 79 49 29 or email enquiry@frasercoast.qld.gov.au