{ "format": "vic-arch-checklist-template", "formatVersion": "1.0.0", "id": "vic-residential", "version": "1.0.8", "title": "Victoria residential — houses, townhouses and apartments", "jurisdiction": "Victoria, Australia", "description": "ARBV-aligned stages from pre-design through post-occupancy, with a drawing or document and associated checklist on each stage, Clause 54 / 55 / 58, Better Apartments Design Standards (BADS) on apartment items, NCC 2025 (in force in Victoria from 1 May 2026), and apartment developer-bond notes.", "stages": [ { "id": "pre-design", "number": 1, "title": "Pre-design", "summary": "Brief, title, planning context, budget and what is possible on the site before sketching." }, { "id": "concept", "number": 2, "title": "Concept / sketch design", "summary": "Options, massing and a preferred concept the client can sign, tested against Vic planning and 7-star orientation." }, { "id": "design-development", "number": 3, "title": "Design development", "summary": "Resolve the preferred scheme with consultants, materials, ESD and amenity so it is ready to lodge." }, { "id": "town-planning", "number": 4, "title": "Town planning", "summary": "Confirm whether a planning permit is required and run Clause 54, 55 or 58 through to endorsed plans." }, { "id": "documentation", "number": 5, "title": "Construction documentation", "summary": "Working drawings and specifications that match endorsed planning drawings and NCC 2025 for a building permit." }, { "id": "tender", "number": 6, "title": "Tender and contractor selection", "summary": "Issue the tender set, compare builders, and appoint under a written building contract." }, { "id": "contract-admin", "number": 7, "title": "Building contract administration", "summary": "Building permit, inspections, variations, progress certificates, and occupancy." }, { "id": "practical-completion", "number": 8, "title": "Practical completion", "summary": "Inspect, list defects, collect keys and manuals, and certify practical completion." }, { "id": "defects-liability", "number": 9, "title": "Defects liability (post-occupancy)", "summary": "Track and close defects during the contractual DLP and any apartment bond inspections." }, { "id": "final-certificate", "number": 10, "title": "Final certificate", "summary": "Issue the final certificate after DLP, start domestic building warranties, and archive the record." }, { "id": "post-occupancy", "number": 11, "title": "Post-occupancy evaluation", "summary": "Seasonal comfort, energy, landscape and lessons learned after people have lived in the building." } ], "items": [ { "id": "pd-arbv", "stageId": "pre-design", "title": "Confirm architect registration", "detail": "Check the architect (and any company) is registered with the Architects Registration Board of Victoria before engagement.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV — Find an architect", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV", "url": "https://www.arbv.vic.gov.au/" }, { "label": "Architects Act 1991 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/architects-act-1991" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-agreement", "stageId": "pre-design", "title": "Written client–architect agreement", "detail": "Do not start work until a written agreement is signed. Record stages, fees, consultants, and whether planning and contract administration are included.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client-architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" }, { "label": "Architects Act 1991 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/architects-act-1991" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-brief", "stageId": "pre-design", "title": "Project brief", "detail": "Record household or dwelling mix, accessibility, working from home, storage, parking, landscape, budget range, and must-not-change constraints.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Architects Act 1991 (Vic)", "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-title", "stageId": "pre-design", "title": "Title, easements, covenants and restrictions", "detail": "Obtain a current title, plan of subdivision, easements, covenants, S173 agreements, and any owners corporation rules that constrain siting or materials.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Land Use Victoria title search" ], "resources": [ { "label": "LANDATA", "url": "https://www.landata.vic.gov.au/" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-oc", "stageId": "pre-design", "title": "Owners corporation and common property", "detail": "Identify OC plan, common property, exclusive-use areas, and whether a special resolution is needed for works.", "appliesTo": [ "townhouse", "apartment" ], "required": true, "references": [ "Subdivision Act 1988", "Owners Corporations Act 2006" ], "resources": [ { "label": "Owners Corporations Act 2006 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/owners-corporations-act-2006" }, { "label": "Subdivision Act 1988 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/subdivision-act-1988" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-planning-context", "stageId": "pre-design", "title": "Zone, overlays and planning scheme", "detail": "Record municipality, planning scheme, zone, overlays (heritage, flood, bushfire, special building, DDO, SLO, HO, BMO, LSIO, SBO) and whether a planning permit is likely.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victoria Planning Provisions", "Planning scheme maps" ], "resources": [ { "label": "VicPlan maps", "url": "https://mapshare.vic.gov.au/vicplan/" }, { "label": "Victorian planning schemes", "url": "https://planning-schemes.app.planning.vic.gov.au/" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-clauses", "stageId": "pre-design", "title": "Applicable residential clause", "detail": "House or small second dwelling: Clause 54 if a planning permit is required. Two or more dwellings / townhouses / low-rise apartments to three storeys: Clause 55 (Townhouse and Low-Rise Code). Apartments of five storeys or more: Clause 58. Confirm storeys and dwelling count.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 54", "VPP Clause 55", "VPP Clause 58" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-bads", "stageId": "pre-design", "title": "BADS — which clause applies", "detail": "Better Apartments Design Standards (BADS) apply to apartment buildings. Use Clause 55.07 for apartments under five storeys (and Clause 55 / the Townhouse and Low-Rise Code if the building is three storeys or less). Use Clause 58 for five storeys or more, excluding a basement, and for apartments in commercial, activity-centre and similar zones. Record storeys excluding basement.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "VPP Clause 55.07", "VPP Clause 58" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-survey", "stageId": "pre-design", "title": "Feature and level survey", "detail": "Commission a site survey with levels, trees, crossovers, services, adjoining windows and secluded private open space relevant to ResCode.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP cl 54.01 / 55.01 neighbourhood and site description" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-services", "stageId": "pre-design", "title": "Services and authority constraints", "detail": "Locate sewer, stormwater, water, power, gas, NBN, and any build-over or asset-protection requirements. Flag septic or unsewered lots.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Water Act 1989 (Vic) — build-over assets" ], "resources": [ { "label": "Melbourne Water", "url": "https://www.melbournewater.com.au/" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-hazards", "stageId": "pre-design", "title": "Bushfire, flood, contamination and heritage", "detail": "Record BAL if BMO or BAL construction may apply, flood levels, heritage citation, and potential contamination on infill lots.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 3959", "Building Regulations 2018", "Heritage Overlay" ], "resources": [ { "label": "CFA — Bushfire Management Overlay", "url": "https://www.cfa.vic.gov.au/plan-prepare/building-planning-regulations/planning-controls/planning-and-bushfire-management-overlay" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-budget", "stageId": "pre-design", "title": "Budget, program and GST", "detail": "Set a working construction budget, consultant budget, authority fees, and a program that includes planning time. Note GST treatment.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements", "A New Tax System (Goods and Services Tax) Act 1999 (Cth)" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" }, { "label": "ATO — GST", "url": "https://www.ato.gov.au/businesses-and-organisations/gst-excise-and-indirect-taxes/gst" } ], "grokbotId": "bot-pre-design" }, { "id": "pd-neighbours", "stageId": "pre-design", "title": "Neighbourhood context photos", "detail": "Photograph streetscape, adjoining dwellings, existing trees, and likely overlooking/overshadowing interfaces.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": false, "references": [ "VPP cl 54.01 / 55.01 neighbourhood and site description" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-pre-design" }, { "id": "cd-site-analysis", "stageId": "concept", "title": "Site analysis", "detail": "Sun path, prevailing wind, views, privacy, significant trees, slope, and street character. This feeds the design response.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Clause 54.01 / 55.01 neighbourhood and site description" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-concept" }, { "id": "cd-options", "stageId": "concept", "title": "Concept options", "detail": "Issue at least one preferred sketch scheme (and alternatives if the agreement requires). Record client comments against each.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-concept" }, { "id": "cd-massing", "stageId": "concept", "title": "Height, setbacks and garden area", "detail": "Test building height, street setback, site coverage, permeability and garden-area requirements of the zone before locking a plan.", "appliesTo": [ "house" ], "required": true, "references": [ "GRZ/NRZ garden area", "Clause 54 neighbourhood character standards" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "Victorian planning schemes", "url": "https://planning-schemes.app.planning.vic.gov.au/" } ], "grokbotId": "bot-concept" }, { "id": "cd-cl55", "stageId": "concept", "title": "Clause 55 deemed-to-comply check", "detail": "Run an early check against street setback, height, side/rear setbacks, walls on boundaries, site coverage, access, tree canopy and front fence. Flag where the Townhouse and Low-Rise Code deemed-to-comply path is intended.", "appliesTo": [ "townhouse" ], "required": true, "references": [ "Clause 55 Townhouse and Low-Rise Code (from 31 March 2025)" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-concept" }, { "id": "cd-canopy", "stageId": "concept", "title": "Tree canopy target", "detail": "Design for 10% canopy cover on sites up to 1,000 m² and 20% above 1,000 m², counting existing trees where they will be retained.", "appliesTo": [ "townhouse" ], "required": true, "references": [ "Clause 55 tree canopy" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-concept" }, { "id": "cd-apartments", "stageId": "concept", "title": "BADS — dwelling mix and street interface", "detail": "Developments of ten or more dwellings should provide a range of dwelling sizes. Orient the building to the street; avoid blank walls, high front fences, and waste or carpark entries that dominate the street (Clause 58.02 / 55.07).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 55.07", "Clause 58.02" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-concept" }, { "id": "cd-bads-communal", "stageId": "concept", "title": "BADS — communal open space", "detail": "Ten or more dwellings: at least 30 m² of communal outdoor open space. Thirteen or more: an extra 2.5 m² per dwelling or 220 m², whichever is less (indoor or outdoor). Locate communal outdoor space on the north side where practical, with winter solar access (Clause 58.03-2 / 58.03-3).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.03-2", "Clause 55.07-2" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept" }, { "id": "cd-bads-pos", "stageId": "concept", "title": "BADS — private open space and balconies", "detail": "Give every dwelling secluded private open space to the BADS table (area and minimum dimension). Add 1.5 m² if a condenser sits on the balcony. South-facing living balconies may be 1.2 m deep; north-facing may be 1.7 m. Above about 40 m, extra living-room area can substitute for balcony area.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.05-3", "Clause 55.07-9" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept", "assessment": { "schemaVersion": "1.0.0", "requirement": { "kind": "regulatory", "statement": "Every apartment dwelling must have secluded private open space that meets the Better Apartments Design Standards table for area and minimum dimension (Clause 58.05-3 / 55.07-9).", "version": "Clause 58.05-3 / 55.07-9", "sourceRefs": [ { "citation": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments", "version": "current" }, { "citation": "VPP Clause 58.05-3", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "citation": "VPP Clause 55.07-9", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ] }, "method": { "id": "check-cd-bads-pos-table", "description": "On the concept plans, measure secluded private open space and living-balcony depth for each dwelling type. Compare area and minimum dimension to the BADS private open space table. Add 1.5 m² where a condenser is shown on the balcony. Do not treat the requirement statement as the method: the table comparison is the check.", "acceptanceCriteria": [ "Every dwelling type has secluded private open space meeting the BADS minimum area and dimension for that type.", "Balconies that carry a condenser include the extra 1.5 m².", "South-facing living balconies are at least 1.2 m deep; north-facing living balconies are at least 1.7 m, unless the height substitution in the BADS table applies." ] }, "applicability": { "elementTypes": [ "dwelling", "private_open_space", "balcony" ], "conditions": "Apartment developments assessed under Clause 58 or Clause 55.07. Mark not applicable on houses and townhouses." }, "requiredInputs": [ { "id": "floor-plans", "label": "Dwelling floor plans with balcony and private open space dimensions", "kind": "drawing", "required": true }, { "id": "dwelling-schedule", "label": "Dwelling-type schedule (bedrooms and orientation)", "kind": "document", "required": true }, { "id": "condenser-locations", "label": "Outdoor unit / condenser locations", "kind": "drawing", "required": true } ], "requiredEvidence": [ { "id": "pos-table", "label": "Schedule comparing each dwelling type to the BADS private open space table", "kind": "document" }, { "id": "dimensioned-balconies", "label": "Dimensioned balcony or private open space on the plans", "kind": "drawing" } ], "humanReview": { "required": true, "reason": "North/south orientation and the substitution of living-room area above about 40 m need an architect or planner to confirm." } } }, { "id": "cd-bads-layout", "stageId": "concept", "title": "BADS — functional layout", "detail": "Main bedroom at least 3 m × 3.4 m (10.2 m²). Other bedrooms at least 3 m × 3 m (9 m²). Living rooms: studio/one-bed 3.3 m wide and 10 m²; two or more bedrooms 3.6 m wide and 12 m² (Clause 58.07-1).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.07-1" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept" }, { "id": "cd-bads-depth", "stageId": "concept", "title": "BADS — room depth and windows", "detail": "Single-aspect habitable rooms should not be deeper than 2.5 times the ceiling height. Open-plan single-aspect rooms may be up to 9 m where the ceiling is at least 2.7 m. Every habitable room needs a window in an external wall — not borrowed light from a corridor (Clause 58.07-2 / 58.07-3).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.07-2", "Clause 58.07-3" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept" }, { "id": "cd-bads-setback", "stageId": "concept", "title": "BADS — setback, outlook and internal views", "detail": "Set the building back to the zone, overlay and BADS outlook standards. Limit views into existing and proposed private open space and habitable rooms (more than 50% of the space). Check building separation for daylight between wings.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.04-1", "Clause 58.04-2" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept" }, { "id": "cd-bads-storage", "stageId": "concept", "title": "BADS — dwelling storage", "detail": "Each dwelling needs convenient, usable and secure storage to the BADS volume table (internal plus external or in a store). Do not count hanging-rail wardrobe space as the storage volume.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.05-4" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-concept" }, { "id": "cd-energy", "stageId": "concept", "title": "Orientation for 7-star NatHERS", "detail": "Lock living-room solar access, glazing areas, shading and thermal mass so a 7-star NatHERS outcome is plausible. Victoria’s 7-star and whole-of-home requirements continue under NCC 2025, in force from 1 May 2026.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025", "NatHERS 7-star (Vic)" ], "resources": [ { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" }, { "label": "NatHERS", "url": "https://www.nathers.gov.au/" }, { "label": "NCC 2025 Victorian variations (BPC)", "url": "https://www.vba.vic.gov.au/building/regulatory-framework/ncc-2022/ncc-2025-amended-variations" } ], "grokbotId": "bot-concept" }, { "id": "cd-livable", "stageId": "concept", "title": "Livable housing path of travel", "detail": "Plan a step-free path, entrance width, and adaptable bathroom location. For Class 2, at least 50% of dwellings must meet the NCC livable housing provisions (or the higher VPP standard where it applies).", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 Livable Housing Design", "ABCB Livable Housing Design Standard" ], "resources": [ { "label": "NCC 2025 livable housing (H8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h8-livable-housing-design" }, { "label": "NCC 2025 Victorian variations (BPC)", "url": "https://www.vba.vic.gov.au/building/regulatory-framework/ncc-2022/ncc-2025-amended-variations" } ], "grokbotId": "bot-concept" }, { "id": "cd-parking", "stageId": "concept", "title": "Parking, crossovers and waste", "detail": "Check Clause 52.06 parking, crossover locations, visitor parking, and whether waste collection is kerbside or on-site.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Clause 52.06" ], "resources": [ { "label": "VPP Clause 52.06 (parking)", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/52.06" } ], "grokbotId": "bot-concept" }, { "id": "cd-signoff", "stageId": "concept", "title": "Client sign-off of preferred concept", "detail": "Written approval of the preferred concept, with a cost check against the brief, before design development.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-concept" }, { "id": "dd-gas", "stageId": "design-development", "title": "Coordinated GA drawings", "detail": "Plans, sections and elevations at a scale suitable for planning, with levels, materials, and adjoining interfaces.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "VPP cl 54 / 55 / 58 application requirements" ], "resources": [ { "label": "planning.vic.gov.au", "url": "https://www.planning.vic.gov.au/" }, { "label": "Victorian planning schemes", "url": "https://planning-schemes.app.planning.vic.gov.au/" } ], "grokbotId": "bot-design-development" }, { "id": "dd-consultants", "stageId": "design-development", "title": "Consultant team engaged", "detail": "Appoint as needed: land surveyor, structural, civil/hydraulic, energy assessor, landscape, ESD, fire, acoustic, traffic, waste, geotech, quantity surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Architects Act 1991 (Vic)", "ARBV Code of Professional Conduct — competence and consultants" ], "resources": [ { "label": "ARBV", "url": "https://www.arbv.vic.gov.au/" }, { "label": "Architects Act 1991 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/architects-act-1991" } ], "grokbotId": "bot-design-development" }, { "id": "dd-nathers", "stageId": "design-development", "title": "Preliminary NatHERS and whole-of-home", "detail": "Run a preliminary 7-star rating and whole-of-home assessment. Adjust fabric before planning freeze.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NatHERS", "NCC 2025 energy" ], "resources": [ { "label": "NatHERS", "url": "https://www.nathers.gov.au/" }, { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" } ], "grokbotId": "bot-design-development" }, { "id": "dd-storm", "stageId": "design-development", "title": "Stormwater and permeability", "detail": "STORM or MUSIC assessment, on-site detention if required, and permeability consistent with the planning standard.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Clause 53.18 / stormwater", "Melbourne Water", "local WSUD policy" ], "resources": [ { "label": "VPP Clause 53.18 (stormwater)", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/53.18" }, { "label": "Melbourne Water", "url": "https://www.melbournewater.com.au/" } ], "grokbotId": "bot-design-development" }, { "id": "dd-amenity", "stageId": "design-development", "title": "Overlooking, overshadowing and daylight", "detail": "Prepare diagrams for overlooking, overshadowing of secluded private open space, daylight to existing windows, and protection of existing rooftop solar.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Clause 54/55 amenity standards" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-design-development" }, { "id": "dd-landscape", "stageId": "design-development", "title": "Landscape and deep soil", "detail": "Landscape concept with canopy trees, deep-soil volumes, and front-garden character. Apartments: deep-soil / canopy tables in 55.07 or 58.03.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Clause 55.07 / 58.03 landscaping" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bads-deep-soil", "stageId": "design-development", "title": "BADS — deep soil and canopy", "detail": "Provide canopy cover over deep-soil areas to the BADS landscaping table (Clause 58.03-5 / 55.07-4). Retain existing trees where possible; replace significant trees removed in the 12 months before lodgement. Show soil volume, depth and species, not only a planting image.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.03-5", "Clause 55.07-4" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bess", "stageId": "design-development", "title": "ESD / BESS (apartments and larger townhouse sites)", "detail": "Where council policy requires it, prepare a BESS or equivalent ESD report covering energy, water, IEQ, stormwater and waste.", "appliesTo": [ "townhouse", "apartment" ], "required": false, "references": [ "local ESD policy", "BESS" ], "resources": [ { "label": "BESS", "url": "https://bess.net.au/" } ], "grokbotId": "bot-design-development" }, { "id": "dd-wind", "stageId": "design-development", "title": "BADS — wind impacts", "detail": "For five storeys or more (excluding a basement), demonstrate comfortable and safe wind conditions on public land, communal open space and private open space. Commission a qualified wind assessment where the standard requires it.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.04-4" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-design-development" }, { "id": "dd-acoustic", "stageId": "design-development", "title": "BADS — noise impacts", "detail": "Keep plant away from bedrooms. Address road and rail noise, apartment-to-apartment transfer, and specified internal noise levels on busy transport corridors (Clause 58.04-3).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.04-3" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bads-entry", "stageId": "design-development", "title": "BADS — building entry and circulation", "detail": "Give the building a clear street identity. Entries, corridors, lifts and stairs should be visible, sheltered and sized for furniture and people with limited mobility (Clause 58.05-2).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.05-2" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bads-vent", "stageId": "design-development", "title": "BADS — natural ventilation", "detail": "Maximise openable windows and doors. At least 40% of dwellings should have effective cross-ventilation with a complying breeze path (Clause 58.07-4).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.07-4" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bads-materials", "stageId": "design-development", "title": "BADS — external walls and materials", "detail": "Specify durable external walls that weather well and suit the urban context. The design response must explain the finish selection (Clause 58.06-4 / 55.07-19).", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.06-4" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-design-development" }, { "id": "dd-bads-access", "stageId": "design-development", "title": "BADS — accessible dwellings", "detail": "At least 50% of dwellings should meet BADS accessibility (850 mm entries, clear path to the main bedroom and bathroom, bathroom circulation). Align this set with the NCC livable-housing 50% for Class 2.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58.05-1", "NCC 2025 Livable Housing Design" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-design-development" }, { "id": "dd-waste", "stageId": "design-development", "title": "Waste management plan", "detail": "Apartment (and larger townhouse) waste rooms, collection vehicle path, and council waste policy.", "appliesTo": [ "townhouse", "apartment" ], "required": false, "references": [ "VPP cl 55.07 / 58 waste and recycling", "local waste management policy" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-design-development" }, { "id": "dd-client-lodge", "stageId": "design-development", "title": "Client approval to lodge planning", "detail": "Confirm the scheme, cost update, and authority to lodge with council (or to proceed to building permit if no planning permit is required).", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "planning.vic.gov.au", "url": "https://www.planning.vic.gov.au/" } ], "grokbotId": "bot-design-development" }, { "id": "tp-need", "stageId": "town-planning", "title": "Confirm whether a planning permit is required", "detail": "Single dwellings on lots without overlays often proceed on a building permit only. Dual occupancy, townhouses, apartments, overlays and demolition commonly need a planning permit.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "planning.vic.gov.au", "url": "https://www.planning.vic.gov.au/" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-cl54", "stageId": "town-planning", "title": "Clause 54 assessment (house)", "detail": "If a permit is required for one dwelling or a small second dwelling, assess against Clause 54 including neighbourhood character, tree canopy and amenity (VC282 from 8 September 2025).", "appliesTo": [ "house" ], "required": true, "references": [ "Clause 54", "Amendment VC282" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-cl55", "stageId": "town-planning", "title": "Clause 55 assessment (townhouse / low-rise)", "detail": "Meet Clause 55 objectives. Where using deemed-to-comply standards, document each standard met. Otherwise provide an alternative design response against neighbourhood character policy.", "appliesTo": [ "townhouse" ], "required": true, "references": [ "Clause 55", "Designing Better Medium Density Housing" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-cl58", "stageId": "town-planning", "title": "BADS — Clause 58 assessment (5+ storeys)", "detail": "Lodge a Clause 58 assessment covering urban context, site layout, amenity impacts, on-site amenity, detailed design and internal amenity. Meet every objective; where a standard is varied, explain how the objective is still met.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-cl5507", "stageId": "town-planning", "title": "BADS — Clause 55.07 assessment (under 5 storeys)", "detail": "If the apartment building is under five storeys, assess against Clause 55.07 (and Clause 55 / the Townhouse and Low-Rise Code if three storeys or less). Mark N/A on a project if Clause 58 is the applicable path instead.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 55.07" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 55.07", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55.07" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-nsd", "stageId": "town-planning", "title": "Neighbourhood and site description + design response", "detail": "Prepare the Clause 54.01 / 55.01 package: existing conditions, neighbourhood character and a design response that explains the scheme.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP cl 54.01 / 55.01" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-set", "stageId": "town-planning", "title": "Planning drawing set", "detail": "Site plan, floor plans, elevations, sections, shadow diagrams, materials, landscape, and development summary (site coverage, permeability, garden area, canopy, parking).", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "VPP cl 54 / 55 / 58" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "Victorian planning schemes", "url": "https://planning-schemes.app.planning.vic.gov.au/" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-reports", "stageId": "town-planning", "title": "Supporting reports", "detail": "As required: traffic, waste, ESD/BESS, arborist, heritage, flood, bushfire, urban context, acoustic, wind, affordable housing.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": false, "references": [ "Planning and Environment Act 1987 (Vic)", "VPP particular provisions" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "planning.vic.gov.au", "url": "https://www.planning.vic.gov.au/" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-lodge", "stageId": "town-planning", "title": "Lodge application and pay fees", "detail": "Lodge with the responsible authority, keep the application number, and diary statutory clocks.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic) s 47" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-rfi", "stageId": "town-planning", "title": "Further information and advertising", "detail": "Respond to s54 further information. Track notice/advertising, objectors, and any consultation.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": false, "references": [ "Planning and Environment Act ss 52, 54" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-permit", "stageId": "town-planning", "title": "Planning permit and endorsed plans", "detail": "Receive the permit, read every condition, and obtain endorsed plans. Diary secondary consents, expiry, and plans-to-be-endorsed conditions.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic) ss 61, 68" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" } ], "grokbotId": "bot-town-planning" }, { "id": "tp-subdivision", "stageId": "town-planning", "title": "Subdivision and statement of compliance", "detail": "For townhouses (and apartment lots), run the plan of subdivision, OC schedule, and statement of compliance in parallel with construction as required.", "appliesTo": [ "townhouse", "apartment" ], "required": false, "references": [ "Subdivision Act 1988" ], "resources": [ { "label": "Subdivision Act 1988 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/subdivision-act-1988" } ], "grokbotId": "bot-town-planning" }, { "id": "doc-tp-match", "stageId": "documentation", "title": "Match endorsed town planning drawings", "detail": "Check every planning condition and endorsed dimension before issuing a building-permit set. Record any secondary consent needed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "Building Act 1993 (Vic) s 24" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation" }, { "id": "doc-working", "stageId": "documentation", "title": "Working drawings and specification", "detail": "Issue a coordinated architectural set and specification suitable for tender and for the building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "NCC 2025" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation" }, { "id": "doc-ncc", "stageId": "documentation", "title": "NCC 2025 compliance notes", "detail": "Classify the building (Class 1a / 1b / 2 / 7a carpark etc.) and document performance solutions, fire, moisture, energy and accessibility against NCC 2025, in force in Victoria from 1 May 2026. Building work under a permit existing immediately before that date stays on the previous requirements unless the owner and relevant building surveyor agree to apply NCC 2025 (Building Act s 10). Plumbing: PCA 2025, including lead-free WaterMark products.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025", "Building Act 1993 s 10" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 Victorian variations (BPC)", "url": "https://www.vba.vic.gov.au/building/regulatory-framework/ncc-2022/ncc-2025-amended-variations" } ], "grokbotId": "bot-documentation" }, { "id": "doc-energy", "stageId": "documentation", "title": "Final NatHERS 7-star and whole-of-home", "detail": "Final energy report for the building permit. New permits: NCC 2025 energy (7-star fabric plus whole-of-home). Permits existing before 1 May 2026 may remain on NCC 2022 under Building Act s 10.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025", "NatHERS" ], "resources": [ { "label": "NatHERS", "url": "https://www.nathers.gov.au/" }, { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" } ], "grokbotId": "bot-documentation" }, { "id": "doc-livable", "stageId": "documentation", "title": "Livable housing details", "detail": "Dimension step-free paths, 850 mm clear entries, sanitary facilities and adaptable bathrooms to the ABCB Livable Housing Design Standard (NCC 2025 Part H8). Apartments: identify the 50% of dwellings that meet Design A or B.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 Livable Housing Design" ], "resources": [ { "label": "NCC 2025 livable housing (H8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h8-livable-housing-design" } ], "grokbotId": "bot-documentation" }, { "id": "doc-condensation", "stageId": "documentation", "title": "Condensation management", "detail": "Detail climate-zone vapour permeance, wall membranes, and roof ventilation to NCC 2025. Most of Victoria is climate zone 6: a drained and ventilated wall cavity is required (also zones 7 and 8). Roof ventilation depends on whether insulation is parallel to the roof plane.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 condensation", "Housing Provisions Part 10.8" ], "resources": [ { "label": "NCC 2025 condensation changes", "url": "https://ncc.abcb.gov.au/ncc-2025/ncc-2025-key-changes/ncc-2025-condensation-mitigation-changes" }, { "label": "NCC 2025 condensation (Housing Provisions 10.8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/housing-provisions/10-health-and-amenity/part-108-condensation-management" } ], "grokbotId": "bot-documentation" }, { "id": "doc-structure", "stageId": "documentation", "title": "Structural, civil and services drawings", "detail": "Coordinated structure, stormwater, sewer, electrical, mechanical and fire drawings issued as part of the permit set.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "NCC 2025" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation" }, { "id": "doc-waterproofing", "stageId": "documentation", "title": "Waterproofing and wet areas", "detail": "Specify AS 3740 wet-area systems, inspection hold points, and AS 4654 external waterproofing for roofs, balconies and terraces over habitable rooms (NCC 2025 Part H2).", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 3740", "AS 4654", "NCC 2025 Part H2" ], "resources": [ { "label": "NCC 2025 damp and weatherproofing (H2)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h2-damp-and-weatherproofing" }, { "label": "Standards Australia", "url": "https://www.standards.org.au/" } ], "grokbotId": "bot-documentation" }, { "id": "doc-part5", "stageId": "documentation", "title": "Part 5 siting vs planning permit", "detail": "Where no planning permit exists, check Part 5 of the Building Regulations (siting). Where a planning permit exists, apply regulation 68 so the building permit is not inconsistent with the planning permit.", "appliesTo": [ "house" ], "required": true, "references": [ "Building Regulations 2018 Part 5", "reg 68" ], "resources": [ { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation" }, { "id": "doc-manual", "stageId": "documentation", "title": "Building manual inputs", "detail": "Collect information needed for the building manual / operations information that the 2025 inspection and manual reforms expect at occupancy.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": false, "references": [ "Building Amendment (Building Manuals and Mandatory Inspections) Regulations 2025" ], "resources": [ { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation" }, { "id": "doc-cd-brief", "stageId": "documentation", "title": "Documentation matches the current brief", "detail": "Review the working set against the current brief. Record brief changes and amend the brief before issue.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation" }, { "id": "doc-cd-conditions", "stageId": "documentation", "title": "Previous approvals and review comments closed out", "detail": "Check the set against previously submitted or endorsed documents, conditions of approval, and earlier design-review comments. Close out deficiencies before this issue.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation" }, { "id": "doc-cd-nonconforming", "stageId": "documentation", "title": "Non-conforming design identified", "detail": "List elements that do not conform with the planning permit, NCC 2025 or the brief. Eliminate them or record the modification sought from the relevant authority.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Planning and Environment Act 1987 (Vic)", "NCC 2025" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-documentation" }, { "id": "doc-cd-closeout", "stageId": "documentation", "title": "Stage close-out before issue", "detail": "Finalise the cost plan with the quantity surveyor, send a stage-change memo to the client, notify consultants that documentation is proceeding, and obtain written client sign-off. Confirm the set meets budget, program, buildability and safety notes on file.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation" }, { "id": "tn-set", "stageId": "tender", "title": "Tender set issued", "detail": "Issue drawings, specification, planning permit, and known site constraints. Record tender closing date.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Consumer Affairs Victoria — building", "url": "https://www.consumer.vic.gov.au/housing/building-and-renovating" } ], "grokbotId": "bot-tender" }, { "id": "tn-rfi", "stageId": "tender", "title": "Tender RFIs", "detail": "Answer builder queries in writing and issue addenda to all tenderers.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "ARBV Code of Professional Conduct" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-tender" }, { "id": "tn-compare", "stageId": "tender", "title": "Tender comparison", "detail": "Compare price, program, qualifications, PC sums, and exclusions on the same basis.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "ARBV Code of Professional Conduct" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Consumer Affairs Victoria — building", "url": "https://www.consumer.vic.gov.au/housing/building-and-renovating" } ], "grokbotId": "bot-tender" }, { "id": "tn-builder", "stageId": "tender", "title": "Builder registration and insurance", "detail": "Confirm VBA/BPC registration, domestic building insurance where required, and public liability.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995", "Building and Plumbing Commission" ], "resources": [ { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" }, { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-tender" }, { "id": "tn-contract", "stageId": "tender", "title": "Building contract executed", "detail": "Execute a written contract (ABIC, HIA or other) with the drawings and spec listed. Architect as contract administrator if engaged for that stage.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic) s 31" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Consumer Affairs Victoria — building", "url": "https://www.consumer.vic.gov.au/housing/building-and-renovating" } ], "grokbotId": "bot-tender" }, { "id": "tn-rbs", "stageId": "tender", "title": "Appoint relevant building surveyor", "detail": "Client appoints a registered building surveyor. Do not let the builder appoint the RBS for the client.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" } ], "grokbotId": "bot-tender" }, { "id": "ca-permit", "stageId": "contract-admin", "title": "Building permit issued", "detail": "Building permit received before work starts. Check it lists the correct drawings, stages, and mandatory notification stages.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-inspections", "stageId": "contract-admin", "title": "Mandatory inspections program", "detail": "Diary foundation, framing, waterproofing, occupancy and any additional 2025 notification stages. Builders must notify the RBS before covering work.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Regulations 2018 mandatory notifications" ], "resources": [ { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" }, { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-meetings", "stageId": "contract-admin", "title": "Site meetings and minutes", "detail": "Minute directions, RFIs, and quality issues. Architect remains impartial if administering the contract.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Code — administer building contracts impartially" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-variations", "stageId": "contract-admin", "title": "Variations", "detail": "Price and approve variations in writing before the work proceeds. Keep a running cost report.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Building and Construction Industry Security of Payment Act 2002 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Security of Payment Act 2002 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-and-construction-industry-security-payment-act-2002" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-claims", "stageId": "contract-admin", "title": "Progress claims and certificates", "detail": "Assess claims, issue certificates, and track retention or security under the contract.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Building and Construction Industry Security of Payment Act 2002 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Security of Payment Act 2002 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-and-construction-industry-security-payment-act-2002" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-oc", "stageId": "contract-admin", "title": "Occupancy permit or final inspection", "detail": "RBS issues an occupancy permit (or certificate of final inspection). Apartments: occupancy before residents move in, typically for the building / each part as applicable.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 occupancy permit" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-bond", "stageId": "contract-admin", "title": "Apartment developer bond (if captured)", "detail": "For residential apartment buildings over three storeys with a building permit issued from 1 July 2027, lodge a 2% bond with the BPC before applying for occupancy. Notice to BPC as required. Transitional: regulations from 1 July 2026.", "appliesTo": [ "apartment" ], "required": false, "references": [ "Building Legislation Amendment (Buyer Protections) Act 2025" ], "resources": [ { "label": "Apartment developer bond", "url": "https://www.vic.gov.au/new-bond-system-apartment-builders" }, { "label": "Building and Plumbing Commission", "url": "https://www.vba.vic.gov.au/" } ], "grokbotId": "bot-contract-admin" }, { "id": "ca-oc-setup", "stageId": "contract-admin", "title": "Owners corporation set-up", "detail": "OC registered, insurance, first meeting, common property schedule, and building manual handed over.", "appliesTo": [ "townhouse", "apartment" ], "required": false, "references": [ "Owners Corporations Act 2006 (Vic)", "Subdivision Act 1988 (Vic)" ], "resources": [ { "label": "Owners Corporations Act 2006 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/owners-corporations-act-2006" }, { "label": "Subdivision Act 1988 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/subdivision-act-1988" } ], "grokbotId": "bot-contract-admin" }, { "id": "pc-inspect", "stageId": "practical-completion", "title": "Practical completion inspection", "detail": "Architect inspects against the contract documents. Major defects delay PC; minor defects go on the list.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "ARBV Code of Professional Conduct — contract administration" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-practical-completion" }, { "id": "pc-list", "stageId": "practical-completion", "title": "Defects and incomplete works list", "detail": "Issue a dated list. Builder must close items. Occupancy permit does not waive contractual defects.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Building Act 1993 (Vic) occupancy permit" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-practical-completion" }, { "id": "pc-handover", "stageId": "practical-completion", "title": "Keys, warranties, as-builts and manuals", "detail": "Collect keys, appliance warranties, cleaning, as-built services drawings, operation manuals, and the building manual.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Building Amendment (Building Manuals and Mandatory Inspections) Regulations 2025 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-practical-completion" }, { "id": "pc-certificate", "stageId": "practical-completion", "title": "Certificate of practical completion", "detail": "Issue PC. This starts the defects liability period. Record the date in the project JSON.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-practical-completion" }, { "id": "dlp-period", "stageId": "defects-liability", "title": "Defects liability period diary", "detail": "Record DLP start (PC date) and end. Typical residential contracts use 12 months; check the executed contract.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Consumer Affairs Victoria — building", "url": "https://www.consumer.vic.gov.au/housing/building-and-renovating" } ], "grokbotId": "bot-defects-liability" }, { "id": "dlp-track", "stageId": "defects-liability", "title": "Defects register", "detail": "Log each defect with date, location, photo, item id, and close-out date. Empty notes are allowed; do not delete closed items.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Code of Professional Conduct — document and maintain records" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-defects-liability" }, { "id": "dlp-bond-prelim", "stageId": "defects-liability", "title": "Apartment bond preliminary inspection (15–18 months)", "detail": "If the developer bond scheme applies, arrange the qualified building assessor inspection 15–18 months after occupancy and give the developer an opportunity to rectify.", "appliesTo": [ "apartment" ], "required": false, "references": [ "Developer bond scheme — BPC" ], "resources": [ { "label": "Apartment developer bond", "url": "https://www.vic.gov.au/new-bond-system-apartment-builders" } ], "grokbotId": "bot-defects-liability" }, { "id": "dlp-bond-final", "stageId": "defects-liability", "title": "Apartment bond final inspection (21–24 months)", "detail": "If the preliminary report still has reportable defects, complete the 21–24 month inspection. OC may then claim on the bond.", "appliesTo": [ "apartment" ], "required": false, "references": [ "Developer bond scheme — BPC" ], "resources": [ { "label": "Apartment developer bond", "url": "https://www.vic.gov.au/new-bond-system-apartment-builders" } ], "grokbotId": "bot-defects-liability" }, { "id": "dlp-close", "stageId": "defects-liability", "title": "DLP close-out", "detail": "Confirm all listed defects are fixed or accepted. Extend DLP if the contract requires it when items remain open.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-defects-liability" }, { "id": "fc-inspect", "stageId": "final-certificate", "title": "Final inspection after DLP", "detail": "Inspect remaining items. Do not issue a final certificate while contractual defects remain that the builder is obliged to fix.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "ARBV Code of Professional Conduct" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-final-certificate" }, { "id": "fc-issue", "stageId": "final-certificate", "title": "Final certificate", "detail": "Issue the final certificate. Domestic building warranty typically covers six years for structural defects and two years for non-structural defects.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Consumer Affairs Victoria — building", "url": "https://www.consumer.vic.gov.au/housing/building-and-renovating" } ], "grokbotId": "bot-final-certificate" }, { "id": "fc-security", "stageId": "final-certificate", "title": "Release retention / security", "detail": "Release remaining security in accordance with the contract after final certificate.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Building and Construction Industry Security of Payment Act 2002 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Security of Payment Act 2002 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-and-construction-industry-security-payment-act-2002" } ], "grokbotId": "bot-final-certificate" }, { "id": "fc-archive", "stageId": "final-certificate", "title": "Archive project records", "detail": "Keep the agreement, permits, endorsed drawings, certificates, and this JSON package. Architects must document and maintain records.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Code — document and maintain records" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" }, { "label": "Architects Act 1991 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/architects-act-1991" } ], "grokbotId": "bot-final-certificate" }, { "id": "poe-survey", "stageId": "post-occupancy", "title": "Occupant feedback", "detail": "Collect structured feedback after at least one winter and one summer where possible: comfort, storage, daylight, acoustics, operation of systems.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Code of Professional Conduct", "NCC 2025 energy and condensation intent" ], "resources": [ { "label": "ARBV", "url": "https://www.arbv.vic.gov.au/" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-post-occupancy" }, { "id": "poe-energy", "stageId": "post-occupancy", "title": "Energy and condensation check", "detail": "Compare bills or monitoring to the NatHERS intent. Look for condensation in bathrooms, robes and south-facing rooms.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025", "NatHERS 7-star (Vic)" ], "resources": [ { "label": "NatHERS", "url": "https://www.nathers.gov.au/" }, { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" } ], "grokbotId": "bot-post-occupancy" }, { "id": "poe-landscape", "stageId": "post-occupancy", "title": "Landscape establishment", "detail": "Confirm canopy trees and deep-soil planting have established, irrigation works, and any planning landscape condition is still met.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP cl 55.07 / 58.03 landscaping", "Planning and Environment Act 1987 (Vic) permit conditions" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-post-occupancy" }, { "id": "poe-lessons", "stageId": "post-occupancy", "title": "Lessons learned", "detail": "Note what to change on the next Victorian house, townhouse or apartment project. Store against this project, not only in someone’s inbox.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": false, "references": [ "ARBV Code of Professional Conduct — document and maintain records" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-post-occupancy" }, { "id": "dw-pd-titleblock", "stageId": "pre-design", "title": "Title block, north, scale and revision", "detail": "Project name, address, north point, scale (or NTS), date and revision are on the sheet.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-pre-design", "deliverableId": "del-pd-site" }, { "id": "dw-pd-boundaries", "stageId": "pre-design", "title": "Title boundaries, easements and covenants plotted", "detail": "Current title, plan of subdivision, easements, covenants and S173 agreements are plotted or noted on the drawing.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Land Use Victoria title search" ], "resources": [ { "label": "LANDATA", "url": "https://www.landata.vic.gov.au/" } ], "grokbotId": "bot-pre-design", "deliverableId": "del-pd-site" }, { "id": "dw-pd-overlays", "stageId": "pre-design", "title": "Zone, overlays and hazard notes", "detail": "Zone, overlays, flood, bushfire and heritage notes that affect siting are on the drawing or a keyed schedule.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victoria Planning Provisions", "Planning scheme maps" ], "resources": [ { "label": "VicPlan maps", "url": "https://mapshare.vic.gov.au/vicplan/" }, { "label": "Victorian planning schemes", "url": "https://planning-schemes.app.planning.vic.gov.au/" } ], "grokbotId": "bot-pre-design", "deliverableId": "del-pd-site" }, { "id": "dw-pd-existing", "stageId": "pre-design", "title": "Existing buildings, trees, services and photos", "detail": "Existing buildings, significant trees, services and photo locations are keyed to the plan.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-pre-design", "deliverableId": "del-pd-site" }, { "id": "dw-sk-titleblock", "stageId": "concept", "title": "Title block and option labels", "detail": "Each sketch sheet has a title block, option name and date so the preferred scheme can be identified later.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-concept", "deliverableId": "del-sk-concept" }, { "id": "dw-sk-plans", "stageId": "concept", "title": "Plans, massing and storeys", "detail": "Plans and massing show dwelling count, storeys and a readable scale or key dimensions.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 54", "VPP Clause 55", "VPP Clause 58" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-concept", "deliverableId": "del-sk-concept" }, { "id": "dw-sk-solar", "stageId": "concept", "title": "Orientation and 7-star testing", "detail": "North, living-room orientation and a note on NatHERS / 7-star testing of the preferred option.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NatHERS", "NCC 2025 energy efficiency (H6)" ], "resources": [ { "label": "NatHERS", "url": "https://www.nathers.gov.au/" }, { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" } ], "grokbotId": "bot-concept", "deliverableId": "del-sk-concept" }, { "id": "dw-sk-option", "stageId": "concept", "title": "Preferred option for client sign-off", "detail": "The preferred option is labelled and ready for the client to sign before design development.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV Guideline — Client–architect agreements" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-concept", "deliverableId": "del-sk-concept" }, { "id": "dw-dd-index", "stageId": "design-development", "title": "Drawing index and revision", "detail": "A drawing index lists every DD sheet. Revision and date match across the set.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-design-development", "deliverableId": "del-dd-set" }, { "id": "dw-dd-coord", "stageId": "design-development", "title": "Plans, elevations and sections coordinated", "detail": "Plans, elevations and sections agree on levels, setbacks, openings and roof form.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-design-development", "deliverableId": "del-dd-set" }, { "id": "dw-dd-esd", "stageId": "design-development", "title": "Materials, ESD and amenity notes", "detail": "Materials, ESD and amenity notes needed for lodgement or documentation freeze are on the drawings.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Better Apartments Design Standards" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" } ], "grokbotId": "bot-design-development", "deliverableId": "del-dd-set" }, { "id": "dw-dd-consult", "stageId": "design-development", "title": "Consultant inputs referenced", "detail": "Structural and services inputs are overlayed or listed so clashes are visible before documentation.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-design-development", "deliverableId": "del-dd-set" }, { "id": "dw-tp-title", "stageId": "town-planning", "title": "Title block matches the application", "detail": "Project name, address, revision and drawing numbers match the planning application form.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" } ], "grokbotId": "bot-town-planning", "deliverableId": "del-tp-set" }, { "id": "dw-tp-assessment", "stageId": "town-planning", "title": "Clause 54 / 55 / 58 assessment drawings", "detail": "Neighbourhood and site description, shadow, garden area and other assessment sheets required by the applicable clause are in the set — or the job is marked N/A if no permit is required.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 54", "VPP Clause 55", "VPP Clause 58" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-town-planning", "deliverableId": "del-tp-set" }, { "id": "dw-tp-summary", "stageId": "town-planning", "title": "Development summary table", "detail": "Heights, setbacks, garden area, parking, site coverage and dwelling mix are tabulated on a drawing.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 54", "VPP Clause 55", "VPP Clause 58" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-town-planning", "deliverableId": "del-tp-set" }, { "id": "dw-tp-neighbour", "stageId": "town-planning", "title": "Neighbourhood and site description", "detail": "Streetscape, adjoining secluded private open space and existing conditions are drawn, not only photographed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 54", "VPP Clause 55" ], "resources": [ { "label": "VPP Clause 54", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/54" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-town-planning", "deliverableId": "del-tp-set" }, { "id": "dw-cd-index", "stageId": "documentation", "title": "Working drawing index and revisions", "detail": "The drawing index, revisions and dates match the set issued for building permit.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-coord", "stageId": "documentation", "title": "Plans, elevations, sections and details coordinated", "detail": "Architectural sheets agree with each other before they go to the relevant building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-ncc", "stageId": "documentation", "title": "NCC 2025 notes on the drawings", "detail": "Livable housing, energy, waterproofing and condensation notes required by NCC 2025 (Vic from 1 May 2026) are on the set or clearly referenced to the spec.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "NCC 2025 Victorian variations (BPC)" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 Victorian variations (BPC)", "url": "https://www.vba.vic.gov.au/building/regulatory-framework/ncc-2022/ncc-2025-amended-variations" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-endorsed", "stageId": "documentation", "title": "Matches endorsed planning drawings", "detail": "Working drawings match endorsed planning drawings, or approved variations are clouded and noted.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-north", "stageId": "documentation", "title": "Solar north matches the survey", "detail": "North point is solar north from the survey, not title north. Recheck against the site survey before issue.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working", "assessment": { "schemaVersion": "1.0.0", "requirement": { "kind": "office_practice", "statement": "North point on working drawings is solar north from the survey, not title north.", "sourceRefs": [ { "citation": "Victorian Architects Code of Professional Conduct", "url": "https://www.arbv.vic.gov.au/working-architect" } ] }, "method": { "id": "check-dw-cd-north-survey", "description": "Compare the north point on each architectural sheet with the survey north arrow and the title plan. Title north often differs from solar north.", "acceptanceCriteria": [ "Every working-drawing sheet shows solar north.", "The north point matches the survey, not the title-plan north, unless a note explains a deliberate difference." ] }, "applicability": { "elementTypes": [ "drawing", "site" ], "conditions": "Working-drawing issue for a Victorian residential building permit." }, "requiredInputs": [ { "id": "survey", "label": "Site survey with solar north", "kind": "drawing", "required": true }, { "id": "working-set", "label": "Architectural working drawing set", "kind": "drawing", "required": true } ], "requiredEvidence": [ { "id": "north-match", "label": "North point on a typical sheet matching the survey", "kind": "drawing" } ], "humanReview": { "required": false } } }, { "id": "dw-cd-scale", "stageId": "documentation", "title": "Bar scale and print check", "detail": "Every sheet has a bar scale or stated scale. Print a full-size sheet and check it with a scale rule before issuing paper or PDFs that a quantity surveyor may scale.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-stamp", "stageId": "documentation", "title": "Issue stamp and date", "detail": "Title block is complete. Stamp the issue (preliminary, planning, tender or contract) and date. Cover-sheet drawing list matches the set.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-legend", "stageId": "documentation", "title": "Legends, tags and cross-references", "detail": "Legends cover abbreviations, materials, wall types and finishes. Room names, door and window numbers, wall tags, grids, section and elevation markers, and detail references agree across the set.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-working" }, { "id": "dw-cd-demo-retain", "stageId": "documentation", "title": "Retain versus demolish noted", "detail": "Every existing feature to stay or go is noted across the site — buildings, fences, gates, vegetation and paving. Retained walls are solid; demolished walls are dashed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-demo" }, { "id": "dw-cd-demo-trees", "stageId": "documentation", "title": "Trees to retain and tree protection zones", "detail": "Trees to be retained are shown with tree protection zones. Coordinate with any planning permit landscape or tree conditions.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "VPP Clause 54 / 55 / 58 landscaping" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-demo" }, { "id": "dw-cd-demo-survey", "stageId": "documentation", "title": "Existing levels and structure from survey", "detail": "Existing ground levels, pits, slabs, parapets, roofs, services, footings and columns match the survey. Check walls and columns back to the survey.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Land Use Victoria title search", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "LANDATA", "url": "https://www.landata.vic.gov.au/" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-demo" }, { "id": "dw-cd-demo-protect", "stageId": "documentation", "title": "Protection works, compound and crossings", "detail": "Protection of adjoining property and crossings is noted. Show the skip, site shed and any hoarding. Coordinate with structural and civil for underpinning or propping on the boundary.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-demo" }, { "id": "dw-cd-site-title", "stageId": "documentation", "title": "Boundaries, easements and setbacks", "detail": "Boundary and easement dimensions and bearings match the title. Setbacks from all boundaries are dimensioned. Set-out is from a known grid or survey point.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Land Use Victoria title search", "Building Regulations 2018 Part 5" ], "resources": [ { "label": "LANDATA", "url": "https://www.landata.vic.gov.au/" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-site" }, { "id": "dw-cd-site-civil", "stageId": "documentation", "title": "Levels, crossovers and stormwater discharge", "detail": "Spot levels or contours, kerbs, channels, crossovers, pits and the stormwater point of discharge are shown. Confirm grades at every building entry with civil drawings and livable-housing / access requirements.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 Livable Housing Design", "NCC 2025 (ABCB)" ], "resources": [ { "label": "NCC 2025 livable housing (H8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h8-livable-housing-design" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-site" }, { "id": "dw-cd-site-services", "stageId": "documentation", "title": "Meters, fire and electrical plant on site", "detail": "Authority meters, hydrants, boosters, substations or main switchboards, and external lighting are located with height where it matters. Coordinate with electrical, hydraulic and the fire engineer.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Building Act 1993 (Vic)" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-site" }, { "id": "dw-cd-site-context", "stageId": "documentation", "title": "Adjoining dwellings, landscape and waste", "detail": "Adjoining dwellings, landscape (garden, grass, paving), bin storage and collection, site access, and parking bays with dimensions are on the plan. Coordinate paving and retaining with civil and landscape.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 52.06", "VPP Clause 54 / 55 / 58" ], "resources": [ { "label": "VPP Clause 52.06 (parking)", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/52.06" }, { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-site" }, { "id": "dw-cd-ga-coord", "stageId": "documentation", "title": "Plans match elevations; name the responsible party", "detail": "Wall thicknesses, windows and materials match elevations. Remove “by others”; name the consultant or trade. Beams, voids, eaves, canopies and bulkheads over are dashed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-ga" }, { "id": "dw-cd-ga-fire", "stageId": "documentation", "title": "Fire and acoustic walls, hydrants and egress", "detail": "Fire-rated and acoustic walls are tagged and not broken for plumbing. Show hydrants, hose cabinets, extinguishers and the fire indicator panel. Confirm travel distances and emergency-door size with the building surveyor and fire engineer.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Building Act 1993 (Vic)" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-ga" }, { "id": "dw-cd-ga-wet", "stageId": "documentation", "title": "Wet areas, wastes, falls and membranes", "detail": "Plumbing fixtures sit on suitable walls. Show floor wastes or trench grates with falls, wet-area membranes, hose cocks, downpipes and any water tank (size, location, purpose). Finished floor levels stay flush at finish changes.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 3740", "NCC 2025 Part H2" ], "resources": [ { "label": "NCC 2025 damp and weatherproofing (H2)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h2-damp-and-weatherproofing" }, { "label": "Standards Australia", "url": "https://www.standards.org.au/" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-ga" }, { "id": "dw-cd-ga-access", "stageId": "documentation", "title": "Doors, stairs and circulation", "detail": "Every door is numbered, including glazed doors; check swing and size. Stairs show direction, riser count, finishes and a cut-stringer note where needed. Confirm stairs and wheelchair turning / latch-side clearances with NCC 2025 and AS 1428.1.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "NCC 2025 Livable Housing Design", "AS 1428.1" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 livable housing (H8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h8-livable-housing-design" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-ga" }, { "id": "dw-cd-ga-types", "stageId": "documentation", "title": "Apartment, kitchen and bathroom type tags", "detail": "Apartment or room-type, kitchen and bathroom type tags are on the plans and match the schedules.", "appliesTo": [ "apartment" ], "required": true, "references": [ "Better Apartments Design Standards", "Clause 58" ], "resources": [ { "label": "Better Apartments Design Standards", "url": "https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/better-apartments" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-ga" }, { "id": "dw-cd-rcp-heights", "stageId": "documentation", "title": "Ceiling heights, finishes and access panels", "detail": "Ceiling finishes, heights or springing heights, bulkheads, pelmets and access hatches are shown. Note fire-rated and acoustic ceilings.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-rcp" }, { "id": "dw-cd-rcp-services", "stageId": "documentation", "title": "Lighting, grilles and indoor units", "detail": "Lighting layout, supply and return grilles, and indoor air-conditioning units are shown and coordinated with electrical and mechanical. Outdoor condensers are located. No clash with door swings.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-rcp" }, { "id": "dw-cd-rcp-detection", "stageId": "documentation", "title": "Smoke, thermal and security devices", "detail": "Smoke alarms, thermal detectors, speakers and security sensors are shown to the NCC and the brief. Coordinate with the electrical set and the building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-rcp" }, { "id": "dw-cd-rcp-structure", "stageId": "documentation", "title": "Skylights, voids and services vs structure", "detail": "Skylights, voids and service shafts are shown. Confirm they do not clash with roof structure, trusses, beams or slab thickness. Allow 250 mm for heating ducts and 350 mm for cooling where those services run in the ceiling.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-rcp" }, { "id": "dw-cd-elev-heights", "stageId": "documentation", "title": "Heights match endorsed planning drawings", "detail": "Building heights match endorsed town-planning drawings. Show natural ground, cut ground, fall of ground, FFL, FCL, SSL, eaves and parapet RLs. Existing buildings to remain have survey heights.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Planning and Environment Act 1987 (Vic)", "Building Act 1993 (Vic) s 24" ], "resources": [ { "label": "Planning and Environment Act 1987 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/planning-and-environment-act-1987" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-elev" }, { "id": "dw-cd-elev-junctions", "stageId": "documentation", "title": "Material junctions, DPC and movement joints", "detail": "Every material junction is resolved. Show damp-proof course, weep holes, tanking, slab-edge finish, expansion joints and hatch patterns that match the schedule. Walls run to the underside of slab or beam unless noted, with deflection heads where needed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 Part H2", "NCC 2025 (ABCB)" ], "resources": [ { "label": "NCC 2025 damp and weatherproofing (H2)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h2-damp-and-weatherproofing" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-elev" }, { "id": "dw-cd-elev-openings", "stageId": "documentation", "title": "Window operation, sills and tags", "detail": "Window tags, opening type and sill material/location are on the elevations and match the schedule. Note voids. Show the boundary line dashed.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 1288", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "Standards Australia", "url": "https://www.standards.org.au/" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-elev" }, { "id": "dw-cd-elev-stairs", "stageId": "documentation", "title": "Stairs, balustrades and ground clearance", "detail": "Stair goings and risers work with the levels (nominally 250 mm going, 190 mm riser unless the NCC solution differs). Balustrade extent, fixing and material are noted or referred to a detail. Check falls from steps and paving (max 900 mm to natural ground unless a barrier is required). Allow 250 mm clearance under a suspended floor where used.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "AS 1428.1" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 livable housing (H8)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h8-livable-housing-design" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-elev" }, { "id": "dw-cd-roof-drain", "stageId": "documentation", "title": "Gutters, downpipes and overflows", "detail": "Gutter size is calculated. Show 1:100 fall direction, rainwater heads, sumps and overflow outlets. Downpipes do not clash with walls, footings or work below.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "NCC 2025 Part H2" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 damp and weatherproofing (H2)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h2-damp-and-weatherproofing" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-roof" }, { "id": "dw-cd-roof-plant", "stageId": "documentation", "title": "Plant, structure and flashings", "detail": "Roof-top plant has a location agreed with consultants. Structure can take the load. Show barge, parapet, apron, ridge and penetration flashings, roof finish tags and base metal thickness.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-roof" }, { "id": "dw-cd-roof-penet", "stageId": "documentation", "title": "Penetrations, flues and skylights", "detail": "Vents, flues, skylights and other penetrations are located and flashed. Confirm they miss structure and the ceiling layout.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "NCC 2025 condensation" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "NCC 2025 condensation changes", "url": "https://ncc.abcb.gov.au/ncc-2025/ncc-2025-key-changes/ncc-2025-condensation-mitigation-changes" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-roof" }, { "id": "dw-cd-roof-access", "stageId": "documentation", "title": "Safe roof access", "detail": "Catwalks, anchor points, platforms and ladders needed to maintain plant and gutters are shown.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Occupational Health and Safety Act 2004 (Vic)", "NCC 2025 (ABCB)" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-roof" }, { "id": "doc-cd-doors", "stageId": "documentation", "title": "Door and window schedule vs drawings", "detail": "Indicative sizes, opening type and direction, and fire doors/seals/closers match plans, elevations, RCPs and joinery. Note AS 1288 glazing. Fire doors coordinated with the building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 1288", "NCC 2025 (ABCB)" ], "resources": [ { "label": "Standards Australia", "url": "https://www.standards.org.au/" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-schedules" }, { "id": "doc-cd-hardware", "stageId": "documentation", "title": "Hardware, restrictors and ventilation", "detail": "Hardware is noted or directed to a hardware schedule, dimensioned from finished floor and a known edge. Include flywire, blinds, opening restrictors, friction stays on awnings/casements, and trickle vents to habitable rooms where used. Full-height glass is laminated or toughened as required.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "AS 1288", "NCC 2025 (ABCB)" ], "resources": [ { "label": "Standards Australia", "url": "https://www.standards.org.au/" }, { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-schedules" }, { "id": "doc-cd-sills", "stageId": "documentation", "title": "Sill heights and lintels", "detail": "Sill levels are dimensioned above finished floor. Lintels match the structural set. Sliding-door and operable-wall weights and tracks are coordinated with the structural engineer.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-schedules" }, { "id": "doc-cd-materials", "stageId": "documentation", "title": "Materials, FFE and finishes schedules", "detail": "Each scheduled item names manufacturer, product, code, colour/finish and overall size. Cover internal and external materials, fixtures, fittings, equipment, door hardware, insulation, paint, signage and joinery.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-schedules" }, { "id": "doc-spec-rev", "stageId": "documentation", "title": "Specification revision matches the drawings", "detail": "The spec revision and date match the working drawing issue.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-spec" }, { "id": "doc-spec-ncc", "stageId": "documentation", "title": "NCC 2025 and standards cited", "detail": "The spec cites NCC 2025 Volume Two / Housing Provisions and the Australian Standards actually used.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 (ABCB)", "Standards Australia" ], "resources": [ { "label": "NCC 2025 (ABCB)", "url": "https://ncc.abcb.gov.au/ncc-2025" }, { "label": "Standards Australia", "url": "https://www.standards.org.au/" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-spec" }, { "id": "doc-spec-finishes", "stageId": "documentation", "title": "Finishes, waterproofing and bushfire (if any)", "detail": "Finishes, wet-area waterproofing and, if the lot is BAL-rated, bushfire-construction requirements are called up.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 damp and weatherproofing (H2)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "NCC 2025 damp and weatherproofing (H2)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h2-damp-and-weatherproofing" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-spec" }, { "id": "doc-spec-prelim", "stageId": "documentation", "title": "Preliminaries match the building contract", "detail": "Preliminaries, PC sums and provisional sums match what will be tendered or contracted.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-documentation", "deliverableId": "del-cd-spec" }, { "id": "doc-tn-list", "stageId": "tender", "title": "Issued drawings and spec listed", "detail": "A transmittal or issue sheet lists every drawing and spec section sent to tenderers.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-tender", "deliverableId": "del-tn-set" }, { "id": "doc-tn-addenda", "stageId": "tender", "title": "Addenda recorded", "detail": "Each addendum is numbered, dated and issued to every tenderer.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-tender", "deliverableId": "del-tn-set" }, { "id": "doc-tn-form", "stageId": "tender", "title": "Tender form and selection criteria", "detail": "The tender form, closing time and selection criteria are in the set.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-tender", "deliverableId": "del-tn-set" }, { "id": "doc-tn-sums", "stageId": "tender", "title": "PC and provisional sums listed", "detail": "Known prime-cost and provisional sums are listed so tenders can be compared.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-tender", "deliverableId": "del-tn-set" }, { "id": "dw-ca-ifc", "stageId": "contract-admin", "title": "Issued-for-construction stamp and revision", "detail": "The set is stamped or titled for construction and carries a unique revision.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-contract-admin", "deliverableId": "del-ca-ifc" }, { "id": "dw-ca-permit", "stageId": "contract-admin", "title": "Building-permit drawings distinguished", "detail": "Building-permit drawings are distinct from tender sketches so the builder is not building an old issue.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-contract-admin", "deliverableId": "del-ca-ifc" }, { "id": "dw-ca-rfi", "stageId": "contract-admin", "title": "RFIs and site instructions that change drawings", "detail": "RFIs and site instructions that change the set are clouded or listed against the current revision.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-contract-admin", "deliverableId": "del-ca-ifc" }, { "id": "dw-ca-issue", "stageId": "contract-admin", "title": "Latest set issued to builder and RBS", "detail": "The current issue has been sent to the builder and the relevant building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-contract-admin", "deliverableId": "del-ca-ifc" }, { "id": "doc-pc-inspect", "stageId": "practical-completion", "title": "Inspection date, attendees and weather", "detail": "The PC inspection record names who attended, the date and weather.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-practical-completion", "deliverableId": "del-pc-record" }, { "id": "doc-pc-defects", "stageId": "practical-completion", "title": "Defects listed by location", "detail": "Defects are listed by room or location, with photos where they help.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-practical-completion", "deliverableId": "del-pc-record" }, { "id": "doc-pc-handover", "stageId": "practical-completion", "title": "Keys, manuals and certificates listed", "detail": "Keys, operation manuals, occupancy permit and certificates are listed as handed over.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Building Act 1993 (Vic)", "Building Regulations 2018 (Vic)" ], "resources": [ { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" }, { "label": "Building Regulations 2018 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/statutory-rules/building-regulations-2018/007" } ], "grokbotId": "bot-practical-completion", "deliverableId": "del-pc-record" }, { "id": "doc-pc-cert", "stageId": "practical-completion", "title": "Practical completion certificate or letter", "detail": "The PC certificate or letter is on the project record with this list attached.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-practical-completion", "deliverableId": "del-pc-record" }, { "id": "doc-dlp-dates", "stageId": "defects-liability", "title": "DLP start and end dates", "detail": "The register records contractual DLP start and end dates.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-defects-liability", "deliverableId": "del-dlp-register" }, { "id": "doc-dlp-open", "stageId": "defects-liability", "title": "Open and closed defects with dates", "detail": "Each defect has raised and closed dates, or is still open.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-defects-liability", "deliverableId": "del-dlp-register" }, { "id": "doc-dlp-bond", "stageId": "defects-liability", "title": "Apartment bond windows (if captured)", "detail": "If the building is a captured apartment building, the 15–18 and 21–24 month bond inspection windows are noted. Otherwise mark N/A.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Apartment developer bond" ], "resources": [ { "label": "Apartment developer bond", "url": "https://www.vic.gov.au/new-bond-system-apartment-builders" } ], "grokbotId": "bot-defects-liability", "deliverableId": "del-dlp-register" }, { "id": "doc-dlp-notices", "stageId": "defects-liability", "title": "Builder notifications on file", "detail": "Written notices to the builder about remaining defects are stored with this register.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-defects-liability", "deliverableId": "del-dlp-register" }, { "id": "doc-fc-inspect", "stageId": "final-certificate", "title": "Final inspection notes", "detail": "A final inspection after DLP is recorded, or the reason it was not required.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" } ], "grokbotId": "bot-final-certificate", "deliverableId": "del-fc-pack" }, { "id": "doc-fc-warr", "stageId": "final-certificate", "title": "Warranties and certificates listed", "detail": "Domestic building insurance, occupancy permit and product warranties are listed in the pack.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Building Act 1993 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Building Act 1993 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-act-1993" } ], "grokbotId": "bot-final-certificate", "deliverableId": "del-fc-pack" }, { "id": "doc-fc-security", "stageId": "final-certificate", "title": "Security and retention release notes", "detail": "Retention or security release is noted against the contract.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Domestic Building Contracts Act 1995 (Vic)", "Security of Payment Act 2002 (Vic)" ], "resources": [ { "label": "Domestic Building Contracts Act 1995 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/domestic-building-contracts-act-1995" }, { "label": "Security of Payment Act 2002 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/building-and-construction-industry-security-payment-act-2002" } ], "grokbotId": "bot-final-certificate", "deliverableId": "del-fc-pack" }, { "id": "doc-fc-archive", "stageId": "final-certificate", "title": "Archive of permits, drawings and this ZIP", "detail": "The pack lists where permits, the drawing record and this project ZIP are stored.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct", "Architects Act 1991 (Vic)" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" }, { "label": "Architects Act 1991 (Vic)", "url": "https://www.legislation.vic.gov.au/in-force/acts/architects-act-1991" } ], "grokbotId": "bot-final-certificate", "deliverableId": "del-fc-pack" }, { "id": "doc-poe-dates", "stageId": "post-occupancy", "title": "Interview or visit dates", "detail": "Seasonal visit or interview dates are recorded (winter and summer where possible).", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "ARBV" ], "resources": [ { "label": "ARBV", "url": "https://www.arbv.vic.gov.au/" } ], "grokbotId": "bot-post-occupancy", "deliverableId": "del-poe-record" }, { "id": "doc-poe-comfort", "stageId": "post-occupancy", "title": "Comfort, energy and condensation notes", "detail": "Occupant notes on winter/summer comfort, bills or NatHERS vs actual, and condensation are written down.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "NCC 2025 energy efficiency (H6)", "NatHERS" ], "resources": [ { "label": "NCC 2025 energy efficiency (H6)", "url": "https://ncc.abcb.gov.au/editions/ncc-2025/adopted/volume-two/h-class-1-and-10-buildings/part-h6-energy-efficiency" }, { "label": "NatHERS", "url": "https://www.nathers.gov.au/" } ], "grokbotId": "bot-post-occupancy", "deliverableId": "del-poe-record" }, { "id": "doc-poe-landscape", "stageId": "post-occupancy", "title": "Landscape establishment", "detail": "Deep soil, planting and irrigation notes after the first seasons.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "VPP Clause 55", "VPP Clause 58" ], "resources": [ { "label": "VPP Clause 55", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/55" }, { "label": "VPP Clause 58", "url": "https://planning-schemes.app.planning.vic.gov.au/All%20schemes/58" } ], "grokbotId": "bot-post-occupancy", "deliverableId": "del-poe-record" }, { "id": "doc-poe-lessons", "stageId": "post-occupancy", "title": "Lessons for the next Victorian residential job", "detail": "A short list of what to change on the next house, townhouse or apartment.", "appliesTo": [ "house", "townhouse", "apartment" ], "required": true, "references": [ "Victorian Architects Code of Professional Conduct" ], "resources": [ { "label": "ARBV — working as an architect", "url": "https://www.arbv.vic.gov.au/working-architect" } ], "grokbotId": "bot-post-occupancy", "deliverableId": "del-poe-record" } ], "grokbots": [ { "id": "bot-pre-design", "name": "Brief", "title": "Pre-design researcher", "stageId": "pre-design", "description": "Turns a Victorian site into a briefing pack: title risks, zone/overlays, Clauses 54 / 55 / 58, and BADS for apartments.", "firstTask": "Using only the attached project JSON and any title or planning-scheme files, produce a pre-design briefing note for this Victoria site. State typology (house, townhouse or apartment), likely planning permit trigger, applicable VPP clause, overlays, and missing surveys. Flag unknowns. Do not contact council. Stop after the note.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-concept", "name": "Sketch", "title": "Concept tester", "stageId": "concept", "description": "Stress-tests a sketch against 7-star orientation, livable housing, parking and the relevant ResCode / BADS envelope.", "firstTask": "Read the project JSON and any concept PDFs. List envelope risks (height, setbacks, canopy, garden area, overlooking) and, for apartments, BADS communal open space, balcony sizes, room depth and functional layout. Return a punch-list mapped to checklist item ids. Do not redraw the scheme unless asked.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-design-development", "name": "Resolve", "title": "Design-development coordinator", "stageId": "design-development", "description": "Tracks consultants, NatHERS, stormwater and amenity diagrams before a planning freeze.", "firstTask": "From the project JSON, list which design-development checklist items still lack notes. Propose consultant RFPs and a lodging-readiness score. Do not email consultants.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-town-planning", "name": "Permit", "title": "Planning permit packer", "stageId": "town-planning", "description": "Assembles a Clause 54 / 55 / 58 lodgement checklist and tracks RFI and permit conditions.", "firstTask": "Using the attached project JSON and template, draft a lodgement completeness list for this typology and storey count. Quote the relevant VPP clause. If a permit is already noted, extract condition types to watch (endorsed plans, landscape, ESD). Do not lodge.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-documentation", "name": "Working", "title": "Documentation checker", "stageId": "documentation", "description": "Diffs the building-permit set against endorsed planning drawings, NCC 2025, and the documentation sheet checks (site, GA, RCP, roof, schedules).", "firstTask": "Compare notes in the project JSON against NCC 2025 items (7-star, livable housing, condensation, waterproofing) and the documentation sheet checks. List gaps that would stall a Victorian building permit. Note Building Act s 10 if a pre-1 May 2026 permit still sits on NCC 2022. Do not issue drawings.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-tender", "name": "Tender", "title": "Tender comparitor", "stageId": "tender", "description": "Helps compare builder tenders on a like-for-like basis and checks registration and insurance.", "firstTask": "If tender notes or attachments exist, build a comparison table (price, program, exclusions, PC sums). Confirm the file notes whether the builder is registered and DBI is addressed. Do not appoint a builder.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-contract-admin", "name": "CA", "title": "Contract administrator", "stageId": "contract-admin", "description": "Tracks building permit, inspections, variations and occupancy. Remains impartial.", "firstTask": "Summarise open contract-administration items, including building permit, inspections and variations. For apartments, note whether the 2% developer bond scheme might apply given storeys and permit timing. Do not instruct the builder.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-practical-completion", "name": "PC", "title": "Practical completion inspector", "stageId": "practical-completion", "description": "Turns site notes and photos into a dated defects and incomplete-works list.", "firstTask": "From notes and any attached photos or PDFs, draft a practical completion defects list grouped by location. Mark items that should delay PC versus DLP. Do not certify PC.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-defects-liability", "name": "Defects", "title": "Defects register", "stageId": "defects-liability", "description": "Keeps the DLP register and, for captured apartment buildings, the bond inspection window.", "firstTask": "Rebuild the defects register from answers and notes. Diary DLP end. If typology is apartment and storeys > 3, outline the 15–18 and 21–24 month bond inspections as optional future items. Do not contact the builder.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-final-certificate", "name": "Final", "title": "Final certificate clerk", "stageId": "final-certificate", "description": "Checks DLP close-out, warranty start, and archive completeness.", "firstTask": "Confirm whether DLP close-out notes exist and list the archive (permits, certificates, this JSON package). Draft a final-certificate readiness paragraph. Do not issue the certificate.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] }, { "id": "bot-post-occupancy", "name": "POE", "title": "Post-occupancy interviewer", "stageId": "post-occupancy", "description": "Structures seasonal POE questions and records lessons for the next Victorian residential project.", "firstTask": "Draft a short POE questionnaire tailored to this typology (house, townhouse or apartment) covering winter/summer comfort, energy, condensation, landscape and waste. Do not contact occupants.", "plugins": [ "web", "files" ], "approvalRules": [ "Do not lodge permits, pay fees, or send emails to councils, surveyors or neighbours.", "Do not modify the project JSON except as a proposed patch presented for approval.", "Stop for approval before any external account sign-in, payment, or legal acceptance." ] } ], "deliverables": [ { "id": "del-pd-site", "stageId": "pre-design", "kind": "drawing", "title": "Site information drawing", "summary": "A site plan that carries title, survey, overlays and keyed photos before sketching starts.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-sk-concept", "stageId": "concept", "kind": "drawing", "title": "Concept sketch set", "summary": "Plans and massing for the preferred option the client can sign.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-dd-set", "stageId": "design-development", "kind": "drawing", "title": "Design development set", "summary": "Coordinated plans, elevations and sections ready to lodge or to freeze for documentation.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-tp-set", "stageId": "town-planning", "kind": "drawing", "title": "Town planning drawing set", "summary": "The application drawings and assessment sheets. Mark N/A on the job if no planning permit is required.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-working", "stageId": "documentation", "kind": "drawing", "title": "Working drawings", "summary": "The building-permit working drawing set, coordinated with endorsed planning drawings.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-demo", "stageId": "documentation", "kind": "drawing", "title": "Demolition and existing conditions", "summary": "Demo and existing-conditions plans showing what is retained, removed and protected.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-site", "stageId": "documentation", "kind": "drawing", "title": "Site plan", "summary": "Set-out, levels, services, access and neighbouring interfaces on the working site plan.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-ga", "stageId": "documentation", "kind": "drawing", "title": "General arrangement plans", "summary": "Floor plans coordinated with structure, services, fire, wet areas and access.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-rcp", "stageId": "documentation", "kind": "drawing", "title": "Reflected ceiling plans", "summary": "Ceiling heights, finishes, lighting, mechanical and fire devices, checked against structure.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-elev", "stageId": "documentation", "kind": "drawing", "title": "Elevations, sections and details", "summary": "Heights, levels, material junctions and construction details that match the plans.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-roof", "stageId": "documentation", "kind": "drawing", "title": "Roof plan", "summary": "Falls, gutters, downpipes, plant, flashings and safe roof access.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-schedules", "stageId": "documentation", "kind": "document", "title": "Door, window and materials schedules", "summary": "Schedules that match the drawings and call up glass, hardware and products.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-cd-spec", "stageId": "documentation", "kind": "document", "title": "Specification", "summary": "Written spec that matches the working drawing revision and cites NCC 2025.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-tn-set", "stageId": "tender", "kind": "document", "title": "Tender set", "summary": "The issued drawings, spec, addenda and tender form sent to builders.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-ca-ifc", "stageId": "contract-admin", "kind": "drawing", "title": "For-construction issue", "summary": "The stamped for-construction set issued to the builder and the relevant building surveyor.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-pc-record", "stageId": "practical-completion", "kind": "document", "title": "Defects list and PC record", "summary": "Inspection notes, defects list, handover items and the practical completion certificate or letter.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-dlp-register", "stageId": "defects-liability", "kind": "document", "title": "Defects close-out register", "summary": "Open and closed defects through the contractual defects liability period.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-fc-pack", "stageId": "final-certificate", "kind": "document", "title": "Final certificate pack", "summary": "Final inspection, warranties, security release notes and the archive of this job.", "appliesTo": [ "house", "townhouse", "apartment" ] }, { "id": "del-poe-record", "stageId": "post-occupancy", "kind": "document", "title": "Post-occupancy evaluation record", "summary": "Seasonal comfort, energy and landscape notes after people have lived in the building.", "appliesTo": [ "house", "townhouse", "apartment" ] } ], "checksum": "605d515b39b060db8d764e7f0969fb39a7e084e51d15f85d2ac72aa98744fe3e" }