👉 We read the fine print, so you don’t have to.
🪧 Over a decade advising medical owners on site selection taught me this: the ground beneath your clinic matters as much as the gear inside it.
You’re brilliant at clinical decisions—permits, not so much.
One wrong design decision can stall your fitout, void insurance, and derail your cashflow.
In 12+ years helping dental and medical owners open and upgrade sites, I’ve seen one thing sink timelines more than any builder delay: unclear permit strategy. You’ll get a straight, practical roadmap here—no fluff, a dash of cheek, and links you can actually use.
Why permits matter?
If you’re building, converting, or significantly altering a premises, you usually need a building permit issued by a building surveyor/certifier before work starts. It’s the legal green light that your project meets the National Construction Code (NCC) and all the safety and compliance requirements that keep patients and staff safe.
Skip a permit and you risk stop-work orders, fines, costly rework, delayed openings, and awkward chats with your insurer. Worse, ad-hoc works can trigger retrospective compliance upgrades (fire rating, DDA access, mechanical ventilation) that cost multiples of “doing it right” up front.
In Victoria, the VBA’s guidance makes it crystal clear: most building work needs a permit; only specific minor works are exempt. Their practice note lays out the rule, common exemptions, and where owners get tripped up. Translation: “ask first, hammer later.” (Victorian Building Authority)
For health premises, classification drives everything. Many medical and dental facilities fall into NCC Class 9a—health-care buildings where occupants may need assistance to evacuate. Those requirements affect fire safety, access, services, and more.
One of our clients Dr Patel recently found the perfect corner site for a two-chair dental studio with a large backyard. The settlement clock was ticking. A builder said, “We’ll start demo next week.” Tempting—but risky.
We mapped the approvals first:
- The council confirmed the change of use and signage strategy and car parking requirements.
- The building surveyor confirmed the NCC Class 9a requirements (egress, fire separations, accessible paths, sanitary facilities required upgrades).
Two weeks after opening his practice, a neighbour complained about “extra traffic.” Because the planning narrative and parking assessment were already addressed, council sailed through the concern. Dr Patel continued operating.
Lesson: permits aren’t red tape; they’re risk control. Handle them early and they’ll protect your timeline and budget. Cashflow: intact. Stress levels: dental-floss thin.
Permits A quick, plain-English map
Usually needs one:
- New practice buildings or extensions (more area/height).
- Structural alterations (moving load-bearing walls, new openings).
- Significant services changes for healthcare use (HVAC for pressure/ventilation, medical gases).
- Conversions from retail/house to medical/dental.
- External appearance changes and most new signage.
Common exemptions (double-check before assuming):
- Like-for-like repairs, renewals, or maintenance not affecting structure or life-safety systems.
- Replacing finishes/joinery (e.g., reception desks, non-structural wall linings).
- Window replacements without structural changes.
- Minor roof repair with like materials.
These carve-outs vary and have caveats—verify against current guidance. (Victorian Building Authority)
When do I need a Planning permit?
- Needed when changing use (e.g., house/retail → medical)
- Making certain external changes,
- New advertising signage,
- Parking alterations.
Special Design Considerations
💡 Healthcare facilities must meet infection control standards. Carefully consider the design of hand-washing facilities, ventilation systems, surface materials and finishes and any waste management systems.
💡 All healthcare facilities must comply with accessibility standards under the Disability Discrimination Act. This affects doorway widths, bathroom facilities, parking arrangements, and patient flow through the practice.
💡 Medical and dental equipment often requires specialised electrical, plumbing, or structural support. All loading conditions, installation, and fixing methods are considered.
💡 Modern healthcare practices are increasingly incorporating advanced technology requiring specialised infrastructure. Consider future technology such as telehealth capabilities, digital imaging systems, and electronic health record systems.
💡 Building permits increasingly require solutions to reduce environmental impact and sustainability. Consider energy-efficient systems, sustainable materials, water conservation measures, and waste reduction strategies.
Financial Implications and Planning
The cost of getting a permit can greatly vary dependent on project scope, location and size.
Professional consultation fees for architects, engineers, and specialised consultants are generally easier to quantify. Depending on the size of the project some services designs can be outsourced to the builder. For new builds or larger projects this is not recommended.
There are many hidden costs for compliance upgrades. These can include performance solutions and specialised compliance reports or certifications. Additionally there will be local government application fees and levies, state government levies and fees and potentially even specialise taxes from the tax office.
The (gentle) fork in the road
If you’re about to sign a lease, commission a designer, or call a builder, you’ve got two paths:
- Path A: Build first, permission later. Expect stop-works, redesigns, extra holding costs, and possibly an insurer who suddenly ghosts you.
- Path B: Permit confidence. Lock planning, Class 9a implications, and building permit requirements early. Your builder prices to a compliant scope; you open on time.
Loss aversion is real—don’t risk sunk costs on non-compliant works. A short pre-design compliance sprint often saves months later.
What we deliver (so you can sleep):
- Feasibility & strategy (2–3 weeks): Check zoning/use, parking, and approval pathways; confirm Class 9a exposure; draft a compliance brief your designer and certifier can use.
- Permit-ready documentation: Coordinate architecture, structure, and services to the level your building surveyor/consents team expects—no guesswork.
- Authority liaison: We speak “council” and “surveyor,” so you don’t have to.
- Open with confidence: From occupancy certification to licensing milestones where relevant, you’ll know what’s next and who’s doing it.
👉 Translation to benefits: fewer surprises, faster opening, safer rooms, happier insurer. Also, fewer 2 a.m. panics about “was that a wall load-bearing?”
Quick references you can trust:
Victoria—When is a building permit required? (VBA Practice Note BP-01, updated 20 Dec 2023). Clear exemptions and permit triggers. (Victorian Building Authority)
NCC Classifications overview (incl. Class 9a). Australian Building Codes Board. Essential for healthcare fitouts. (National Construction Code)
NSW—Private health facility licensing & building guidelines. Process, “Approval in Principle,” and design requirements. (Service NSW)
Planning permits in Victoria. What a planning permit is and when you need it. (Planning)
House/retail → clinic conversions (context guide). Useful primer on permits, costs, and compliance touchpoints. (Grayspace)
