Building Documentation Audit Program
The VBA’s Building Documentation Audit Program (BDAP), previously referred to as the Building Surveyor Audit Program, is a regulatory initiative to ensure that regulatory requirements are being met for building work in Victoria. The program involves desktop reviews of documentation related to building work in Victoria. This includes administrative and technical documentation, to ensure registered building practitioners are carrying out their functions correctly and a quality-built environment is maintained.
The VBA’s Building Audit team includes highly skilled and experienced registered building surveyors along with other industry practitioners. This team undertakes audits of both domestic and commercial work.
By proactively auditing documentation related to building work, we:
- engage with industry to build trust.
- educate building practitioners as the construction industry evolves.
- ensure building practitioners work complies, and they meet their responsibilities and functions under the Building Act 1993 (the Act) and Building Regulations 2018.
You can learn more about this program, and the issues most commonly found, in our Desktop Audit Reports.
Desktop Audit Reports
The VBA’s Technical Documentation Audits are aimed at identifying and reducing non-compliant building work in Victoria. The program involves the review of building and occupancy permit documentation for work in Victoria, to ensure registered building practitioners are carrying out their functions correctly and a quality-built environment is maintained. The program is focused on technical aspects and compliance with the National Construction Code.
A harms-based approach is taken to the technical audits with the audits scoped to align with the VBA’s regulatory priorities.
All registered building surveyors performing functions under the Act will be audited at least once every three years as required by the Minister’s Statement of Expectations. Sites are selected based on a risk-based framework or intelligence received from a range of sources.
When selecting sites for audit, the VBA use building permit data stored within our systems.
A range of risk factors are applied to the permits to deliver a subset of sites for our Building Auditors to audit. The purpose of this is to ensure the VBA audits a range of building work proportional to the volume of work undertaken by practitioners.
We also target particular types of construction and practitioners to manage risk and to ensure intervention at the earliest possible stage, when required.
Regulation 47 Administrative Audits
Regulation 47 requires building surveyors to provide certain information to the VBA each month, including permits that have lapsed, final inspection details, occupancy permits and certificates of final inspections (CFI). Information on building surveyor reporting requirements can be found on the BAMS homepage. The BAMS Reporting Prescribed Event (PDF, 601.19 KB)s fact sheet provides more information of Regulation 47 reporting requirements.
Building Practice Note BP-07: Time limits for building work and lapsed building permits (PDF, 183.79 KB) provides guidance on time limits for building work, extensions to building permits and lapsing of building permits to ensure compliance with the Act and the Building Regulations 2018.
The VBA’s Regulation 47 Administrative Audits involve a review of building permit data in BAMS to ensure that information has been reported and recorded correctly. This may include where permits have:
- Passed the statutory timeframe for completion that they have been reported as lapsed.
- A CFI or Occupancy permit or an extension has been granted.
- Been issued a building permit number by the VBA but no building permit issue date has been provided.
- Where a final inspection has been reported but no occupancy permit or CFI number has been provided.
The aim of the audits is to ensure:
- There is an accurate record of the building permits status and that permits do not become detached should the relevant building surveyor no longer be able to perform their functions.
Where a building surveyor has not completed the required reporting under Regulation 47 for a site, they will be sent a notification requiring them to take action to ensure the information in BAMS is accurate.
The process for administrative audits is as follows:
- Step 1 – Building surveyor notified of audit selection and requested to supply information.
- Step 2 – Building surveyor reviews and updates records, forms response.
- Step 3 – Building surveyor supplies requested information.
- Step 4 – VBA assesses compliance with the Act, regulations and code of conduct.
- Step 5 – VBA determines a Pass or Fail audit result.
- If Fail result, go to Step 6.
- If Pass result, skip to Step 9.
- Step 6 – Following a Fail audit result – Building surveyor notified of result and required improvements.
- Step 7 – Building surveyor takes action, updates records and forms response.
- Step 8 – Building surveyor provides evidence of required improvements.
- Go to Step 4.
- Step 9 – Following a Pass audit result – Building surveyor notified of result, no further action required.
- Step 10 – End of audit process.
Call us on 1300 815 127 or email us.