# Building permits for roof work in WA

URL: https://perthroofquotes.com/guides/building-permits-for-roof-work-wa/
Updated: 2026-10-17

> Many roof repairs in WA do not need a building permit because they do not affect the structure. Replacing a roof with the same material and profile may also be exempt, but changing the material or profile, such as tiles to steel sheeting, usually needs a permit because the frame and tie-downs may need upgrading. The local government's building team confirms each case.

A building permit is the local government's confirmation that proposed building work meets the building standards before it starts. For roofs, the question usually comes up when a quote moves from repairs to a new roof, and particularly when the new roof is a different material from the old one.

It matters for more than paperwork. Building and Energy has said it is aware of several roofs that lifted off or collapsed after the roof cover was changed, where the required permit was not in place and the roof was not adequately tied down. A review it carried out with James Cook University's Cyclone Testing Station found replacement roofs were over-represented in wind damage cases.

## Which roof work is exempt from a building permit?

Repair work that will not adversely affect the structure is generally exempt. Schedule 4 of the Building Regulations 2012 exempts renovation, alteration or repair work that will not adversely affect the structural soundness of the building, provided it does not change the floor area or height or alter key structural elements.

Typical [tile roof repairs](https://perthroofquotes.com/tile-roof-repairs-perth/), such as replacing broken tiles, repointing ridge caps or renewing a flashing, generally leave the structure untouched. If a repair involves cutting, replacing or adding to the roof frame, ask the contractor and the local government whether the exemption still applies.

## Does a like-for-like reroof need a permit?

Often not, but it depends on the work. Building and Energy's Industry Bulletin 53 explains that replacing roof cladding with the same material and the same profile is unlikely to affect the structure, so it may fall within the exemption. The permit authority decides each case.

Councils explain this in their own words. The City of Vincent, for example, lists re-roofing among work that usually needs a permit. Building and Energy's own guidance is that replacing a roof covering with a different shape or weight will usually require a building permit, so a change from tiles to steel sheeting normally needs one.


**Like-for-like still needs a structural check.** Building and Energy points out that roof supports can sag over time and parts of the frame can deteriorate, even when the new covering matches the old. A good replacement quote says how the frame will be checked and what happens if it needs strengthening.

## Why does changing the roof material usually need a permit?

A different material changes the loads on the frame. Building and Energy explains that a heavier roof cover may need extra or larger structural members to carry the weight, while a lighter covering may need upgraded tie-downs so the roof does not blow away. Either way, the work can affect structural soundness, which is what takes it outside the exemption.

The common Perth case is converting a tile roof to steel. That review of wind-damaged re-roofed buildings found that in the Perth metro area about half involved lightweight metal sheeting that had replaced heavier tile or asbestos roofing, and many had been re-roofed without the required permits and with inadequate tie-downs. Our guide to [converting a tile roof to metal](https://perthroofquotes.com/guides/converting-tile-roof-to-metal/) covers the practical side of that decision.

### What are tie-downs?

Tie-downs are the straps, bolts and brackets that connect the roof frame to the walls so wind cannot lift the roof off. Building and Energy has published technical guidance on tie-down systems for re-roofs, including a warning that some commonly used open-hook bolts can straighten under less uplift than they are meant to resist. If a quote mentions tie-down upgrades, ask what system will be used and who designed it.

*Image: A roof replacement in progress, with new steel sheets on one side and exposed framing and sarking on the other.*
## Who applies for the building permit?

Anyone can apply, but in practice the builder usually does. Building and Energy's guidance is that the application goes to the permit authority, which is generally the local government. The builder must be named on the permit and is responsible for making sure the work complies with the building standards and the approved plans, and you, the builder and the applicant each receive a copy.

It is an offence to start re-roofing work that needs a permit before the permit is granted. If the permitted work is valued at $20,000 or more and is in the prescribed area, which includes Perth, it must be done by a registered building contractor or under an owner-builder approval. Our guide to [roofing contracts and your rights](https://perthroofquotes.com/guides/roofing-contracts-and-your-rights-wa/) explains how to check registration.

## Do bushfire prone areas change the requirements?

They can. WA's Map of Bushfire Prone Areas covers bushfire prone vegetation and a 100 m buffer around it, and includes much of the Perth Hills and many urban-fringe suburbs. In those areas, construction requirements for new building work, including roofs, depend on the site's Bushfire Attack Level (BAL), assessed under AS 3959 from BAL-LOW to BAL-FZ (flame zone).

Building and Energy notes that the bushfire building requirements do not apply to some work on existing buildings, and suggests discussing the project with the local government or a private building surveyor. Ask whether your roof replacement triggers BAL requirements before you finalise materials. Our guide to [bushfire and your roof](https://perthroofquotes.com/guides/bushfire-and-your-roof/) explains the ember risks a roof needs to manage.

## What about heritage-listed homes?

Heritage listing can add a separate approval. If a home is on a local heritage list or the State Register of Heritage Places, roof work may need development (planning) approval, which is a different process from the building permit.

The City of Vincent, for example, says most of the usual exemptions from development approval do not apply to its heritage-listed properties, although like-for-like repairs that do not change the appearance of some listed places are exempt. For places on the State Register, re-roofing is among the works that must be referred to the Heritage Council, while minor maintenance and some like-for-like repairs need not be. Check your property's status on your council's website before you seek quotes, especially for older homes in the [inner suburbs](https://perthroofquotes.com/service-area/inner-suburbs/).

## What should a reroofing quote say about permits?

A quote for a new roof should deal with approvals directly rather than leaving them to you to discover.


- Whether a building permit is needed, and why or why not.
- Who will apply for it, and whether permit and inspection fees are included.
- The registered builder's name and registration number, where one is required.
- How the existing frame will be checked, and by whom, such as a structural engineer or registered builder.
- What tie-down upgrades or structural strengthening are included.
- That the new covering will be installed to the manufacturer's instructions.
- Whether gutters, downpipes and drainage have been checked as adequate for the new roof.
- Any heritage, planning or bushfire requirements identified for the site.

If the roof is asbestos cement, removal rules apply on top of the permit question; see [asbestos roof replacement](https://perthroofquotes.com/asbestos-roof-replacement-perth/).

## How do you confirm with your local government?

Contact the building services team at your local government and describe the job in specific terms: the existing roof material and profile, the proposed material and profile, any structural work, and whether the property is heritage-listed or in a bushfire prone area. Ask for the answer in writing, or ask your builder to obtain it, and keep it with your contract.

## Frequently asked questions

### Do I need a building permit to replace a few broken roof tiles?
Generally not. Replacing broken tiles is repair work that does not affect the structure, which is the kind of work Schedule 4 of the Building Regulations 2012 exempts. If the repair involves the roof frame, check with the local government.

### Does changing from a tile roof to a steel roof need a permit?
Usually yes. Changing the material or profile can affect the structure, for example by needing upgraded tie-downs for a lighter roof, so a permit is likely to be required. The local government's building team decides each case.

### Can a roofer start work before the permit is issued?
No. Building and Energy's guidance is that it is an offence to start re-roofing work that needs a building permit until the permit has been granted. Ask to see the permit before work begins.

### Is the builder or the homeowner responsible for the permit?
Anyone can apply, and builders usually do. The builder named on the permit is responsible for ensuring the work complies with the building standards and the approved plans, so confirm in writing who is applying.

### Does a reroof in the Perth Hills need a BAL assessment?
It may. Many Hills properties are in mapped bushfire prone areas, where construction requirements for new building work depend on the Bushfire Attack Level. Ask your local government whether your roof replacement triggers those requirements before choosing materials.