Building Documentation Audit Program BDAP

Our Building Documentation Audit Program (BDAP), previously referred to as the Building Surveyor Audit Program, is in place to monitor that regulatory requirements are met for building work in Victoria.

The program involves desktop reviews of documentation related to building work in Victoria, including administrative and technical documentation, to verify that registered building practitioners are carrying out their functions correctly and that a quality-built environment is maintained. Our Building Audit team includes highly skilled and experienced registered building surveyors along with other industry practitioners, such as endorsed building engineers. 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.
• Monitor building practitioner work for compliance with their responsibilities and functions under the Building Act 1993 (the Act) and Building Regulations 2018.

Desktop audit

Technical audits

Technical Documentation Audits are aimed at identifying and reducing non-compliant building work in Victoria. The program focuses on technical aspects and compliance with the National Construction Code. It involves a review of building and occupancy permit documentation.

A harms-based approach is taken to the technical audits, aligning with our regulatory priorities .

A Building Audit Report is generated for each audit. Non-compliant items are identified and brought to the attention of the RBS. A response may be required for high-risk items to determine how compliance was assessed before the permit was issued.

The RBS guide provides information on response requirements.

Site Selection

Sites and practitioners are selected based on a risk-based framework or intelligence from a range of sources.

Building permit data is used to identify suitable audit targets, with risk factors applied to prioritise sites.

Particular construction types and practitioners may also be targeted to manage risk and enable early intervention where required.

Technical Audit Process

1. Sites and practitioners are selected for audit.
2. Documentation is requested from council (section 30/73 of the Act).
3. The Building Auditor undertakes the audit.
4. The audit checklist and report are completed.
5. Quality assurance review is conducted where required.
6. Outcomes are provided to the RBS.
7. The RBS responds where required.
8. The audit is closed once compliance is achieved.

Technical Audit Compliance Outcomes

Four elements are considered to determine compliance:

• Applicability of Deemed-to-Satisfy (DtS) clauses
• Sufficiency of documentation for compliance assessment
• Type of compliance solution used (DtS, performance, or both)
• Final compliance determination

Three compliance levels relate to the sufficiency of information:

An item is compliant when sufficient information demonstrates that requirements are met through DtS or a performance solution.

An item is unable to be determined when insufficient information is available to assess compliance.

An item is non-compliant when documentation shows a clear failure to meet requirements.

Regulation 47 Administrative Audits

Regulation 47 requires building surveyors to provide certain information each month, including permits that have lapsed, final inspection details, occupancy permits and Certificates of Final Inspection (CFI).

Information on reporting requirements is available on the BAMS homepage. The Reporting Prescribed Events fact sheet provides further detail on Regulation 47 requirements.

The  Building Practice Note BP-07 Time limits for building work and lapsed building permits outlines time limits for building work, permit extensions and lapsing of permits to support compliance with the Act and Building Regulations 2018.

Regulation 47 Administrative Audits involve reviewing building permit data in BAMS to identify information that has not been correctly reported or recorded. This may include permits that:

• Have passed the statutory timeframe for completion and have not been reported as lapsed.
• Do not have a CFI, Occupancy Permit or extension of time recorded.
• Have a permit number issued, but no permit issue date recorded.
• Have a final inspection recorded, but no occupancy permit or CFI number in BAMS.

These audits help ensure accurate record-keeping and that permits remain appropriately assigned, even if a building surveyor is no longer able to perform their functions.

Where reporting requirements have not been met, the building surveyor will be notified and required to correct the information in BAMS.

Audit Process

1. The building surveyor is notified of the audit and asked to supply information.
2. The building surveyor reviews and updates records and prepares a response.
3. The requested information is submitted.
4. Compliance is assessed against the Act, Regulations and Code of Conduct.
5. An audit result (Pass or Fail) is determined.

If the result is Fail:

6. The building surveyor is notified of the outcome and required improvements.
7. The building surveyor updates records and prepares a response.
8. Evidence of improvements is submitted.
9. The audit returns to Step 4 for reassessment.

If the result is Pass:

9. The building surveyor is notified. No further action is required.
10. The audit is closed.

Learn more

Call us on 1300 067 088 or email us.