Principal Certifying Authority Services
It is a legal requirement for all building and subdivision work to be supervised by a Principal Certifying Authority (PCA), appointed by the owner of the land under development. A PCA is essentially a building inspector.
While owners can choose to use either Hurstville City Council's PCA services or those of an accredited certifier to supervise building works, Council’s inspection service must be used for subdivision work.
Building work
A PCA should be appointed before any work commences, or before the required notice of commencement is given to Council. They must undertake inspections at all critical stages of the project that are listed in the Environmental Planning and Assessment Regulation 2000.
The builder cannot proceed beyond each critical stage unless the inspection is satisfactory.
The builder should provide the PCA with survey reports, engineering plans, certificates and other evidence of the suitability of building and construction methods. Typical reports, certificate and evidence of suitability include:
- peg out survey reports indicating the site set out peg locations, recovery points and site datum (benchmark on Australian Height Datum)
- civil and structural engineering details for foundations, slabs, steel work and certification
- frame tie down, bracing and truss details relating to wind loading conditions and certification
- weatherproofing or waterproofing details and certification
- essential fire safety measure details such as smoke detection and alarm system details and certification
- works as executed plans, survey reports and certification.
Requirements will vary greatly depending on the scale and complexity of the works.
Prior to occupation or use of the building or works the owner or builder should apply to the PCA for an Occupation Certificate.
Subdivision Work
Council provides PCA Services for subdivision work. There are two types of certificates issued for these works:
Subdivision Certificates
Subdivision Certificates are issued by Council for:
- Torrens Title Subdivisions
- Community Title Subdivisions
- Stratum Subdivisions
A Subdivision Certificate is generally issued when subdivision work (all civic works such as roads and drainage) have been completed.
An application for endorsement and release of the final subdivision plans should be lodged on completion of all relevant development conditions.
To obtain a Subdivision Certificate, you must complete an application form, pay the appropriate fee and submit the form together with any relevant plans and documentation to be thoroughly checked by Council.
Council will conduct a final inspection of the site to confirm that the relevant consent conditions have been satisfied. When all conditions of the relevant consent conditions are satisfied, Council will endorse a Subdivision Certificate.
The Subdivision Certificate applicant will be contacted to collect the plans and documents from Council. The original plans of subdivision together with the signed plans and documents are then presented for registration to the NSW Department of Lands.
See Environmental Planning and Assessment Act 1979 for:
Restrictions on the issue of Subdivision Certificates a- Section 109J
Conditions for the issuing of Subdivision Certificates – Part 4A
Strata Certificates
Strata Certificates can be obtained from Council or an Accredited Certifier when building works are nearing completion or completed. They commonly approve:
- Strata Plans
- Strata Plans of Subdivision
An application for endorsement and release of final Strata plans should be lodged upon completion of all the relevant development conditions.
To obtain a Strata Certificate, you must complete an application form, pay the appropriate fee and submit the form together with any relevant plans and documentation to be thoroughly checked by Council.
If Council is providing the Strata Certificate, we will conduct a final inspection of the site to confirm that the relevant consent conditions have been satisfied. When all conditions of the relevant consent conditions are satisfied, Council will endorse a Subdivision Certificate. Before the Strata Certificate can be endorsed, an inspection must satisfy that:
- floors, external walls and ceilings depicted in the proposed strata plan correspond to the constructed building
- floors, external walls and ceilings depicted in building plans accompanying the construction certificate correspond to the constructed building
- any facilities required under the development consent, such as parking spaces, terraces and courtyards, have been provided in accordance with requirements.
The Strata Certificate applicant will be contacted to collect the plans and documents from Council. The original plans of subdivision together with the signed plans and documents are then presented for registration to the NSW Department of Lands.
Strata Certificates are issued in accordance with:
Strata Schemes (Freehold Development) Act 1973 No 68 – Section 37 Strata Schemes (Freehold Development) Regulation 2007
More information