PLANNING AND PROCESS
The New Era of Victorian Planning
2026 marks the biggest shift in Victorian housing policy in decades. Whether you are looking to add a single dwelling to your backyard or develop a multi-unit townhouse site, the rules have changed in your favour.
1. Small Secondary Dwellings (The "Nook" pathway)
Under the SSD Code, most dwellings under 60m² are now 'Deemed-to-Comply'.
No Planning Permit: In standard residential zones, you can often bypass the council planning process entirely.
Open Tenancy: You can now legally rent these dwellings to anyone (family or private tenants).
Speed: Move straight to a Building Permit and start construction months sooner.
FAQs
Q: Can I rent out my Expandabode Nook to anyone?
A: Yes! Unlike the old 'Granny Flat' rules that expired in 2025, the new 2026 laws allow you to rent to anyone - family or private tenants.
Q: Does the 60m² limit include porches or decks?
A: No, the 60m² limit applies to the internal 'Gross Floor Area'. We can often add outdoor spaces to enhance your living area.
Q: Why can't I have gas in my new dwelling?
A: To meet the new 2026 sustainability standards, all new secondary dwellings in Victoria must be all-electric (no reticulated gas). In line with 2026 sustainability standards, all Expandabode models are 100% electric, designed for 7.5-star thermal performance and solar-ready roofs
Q: Can I subdivide the block later?
A: No, the SSD must remain on the same title as the main house. If you want to subdivide, our 'Tandem' model and a standard Dual-Occ pathway is required.
Q: Do I need a building permit?
A: Yes, all secondary dwellings still require a building permit.
2. The New Townhouse & Low-Rise Code (The “Nest”, "Tandem" & "Elevate" pathway)
For those looking to build two or more homes on a lot, the new Townhouse Code (introduced in 2025 and refined in 2026) provides a fast-track for quality design.
30-Day Approvals: Compliant townhouse projects now have a streamlined 30-day approval timeframe.
No VCAT Appeals: If your design meets the 'Deemed-to-Comply' standards (such as our pre-architected models), third parties can no longer block your project at VCAT.
Increased Yield: New standards for setbacks and site coverage allow for better land utilization while maintaining 7.5-star energy efficiency.
FAQsI
Q: Can I build two full sized townhouses under the new 2026 rules?
A: Yes. The new Townhouse and Low-Rise Code specifically streamlines 'Dual Occupancy' (two homes on a lot). While a planning permit is still required, the process is now objective - if you meet the standards, the permit must be issued.
Q: What is the 'Deemed-to-Comply' pathway?
A: It is a 'Yes in my Backyard' initiative. If your design meets the state’s set standards for setbacks, height, and overshadowing, the council cannot refuse the application based on subjective 'neighbourhood character' or neighbor objections.
Q: Will my Expandabode automatically comply with 2026 rules?
A: Not necessarily. While the new laws create a "fast-track," they are strictly binary: your project either meets 100% of the standards or it defaults to the slow, traditional approval loop.
We navigate three critical layers to keep your project on the fast path:
The 60m² Limit: Small Secondary Dwellings (SSDs) must be strictly 60m² or less and 100% electric to bypass a Planning Permit.
The 34 Technical Standards: Larger projects (like our Elevate or Tandem models) must meet over 30 objective standards - from tree canopy coverage to solar access - to qualify for the 30-day "Deemed-to-Comply" stream. Existing conditions can have a huge impact on whether all these standards can be met.
Hidden Gatekeepers: Title covenants and overlays (Heritage, Bushfire, Rural, or Flood) can "switch on" permit requirements even for the smallest units.
The Architect Advantage: Every site is a unique puzzle. If a standard is difficult to meet due to a slope or a neighbour's window, we don't hit a dead end. As Registered Architects, we identify these friction points during your Feasibility Audit and design "Performance-Based" solutions to secure your approval without the VCAT delays.
THE NEXT STEPS
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$500 - $850 +GST
Unlocking Your Land’s Potential. Before you commit, we deep-dive into the 2026 Victorian Planning Reforms and your specific site overlays. This high-level audit confirms exactly what you can build (SSD or Townhouse Code) and identifies the fastest path to approval.
Desktop Audit $500+GST: A comprehensive remote analysis of your property’s title, easements, and planning overlays. We provide a digital report outlining your fastest "Deemed-to-Comply" pathway and which Expandabode models best fit your site. Available Victoria-wide.
On-Site Audit $850+GST:* Includes the full Desktop Audit plus an in-person site visit to assess topography, existing vegetation, and service connection points.
*Note: On-site consultations are available within Melbourne metro areas. Travel surcharges apply for regional locations.
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CONCEPT DESIGN VISION
Matching Lifestyle to Model.
Select from our curated suite of "Pre-Architected" models - Nook, Nest, or Elevate. We align your project goals with a design that is already optimized for 7.5-star energy efficiency and the "Deemed-to-Comply" standards. While our models are proven systems, your site is unique. In this stage, we refine the orientation, cladding, and internal layouts to ensure the design sits perfectly on your block and meets your specific aesthetic and functional needs.
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Navigating the New Codes. Leveraging our status as Registered Architects, we manage the "Deemed-to-Comply" certification or Townhouse Code application. We handle the technical paperwork to bypass traditional council red tape and secure your 10-day or 30-day approvals.
You could sell the property with these ‘approved plans’ if you don’t plan to proceed with construction.
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Precision Documentation for Building Permit.
While many of our clients prefer our full-service involvement to the finish line, we offer a Strategic Handover Point following the Building Permit stage. This is a high-value option specifically designed for:
Developers: Who have their own established construction teams and internal procurement systems.
Builder-Ready Clients: Who have already selected a builder capable of managing final interior selections and onsite coordination.
By providing the full Building Permit Documentation at this stage, we give you a 'Permit-Ready' package. You gain the design certainty of an architect-led model while retaining the flexibility to manage the final fit-out and construction details independently.
Our 'Permit-Only' package delivers all structural and compliance documentation required to start. From there, the site is 'Shovel-Ready' for your preferred construction team to take the lead on-site.
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Further Documentation of the Interiors and/or Bespoke Finishes
We produce the comprehensive "Construction Set" - the detailed technical drawings and specifications. This stage eliminates guesswork, ensuring your builder has a clear, fixed-price roadmap for a high-performance, all-electric home with your selection of interior and bespoke finishes.
Essential level of documentation if you plan to have more than 1 builder provide pricing.
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From Blueprint to Doorstep.
The final step where design becomes reality. We connect you with our network of preferred builders who understand the Expandabode system, ensuring your project is delivered on time, on budget, and to an architect-led standard.
We can be retained to provide the following services if required
Building Permit Approvals Process
Builder Pricing Coordination
Contract Administration
HOW MUCH WILL IT COST?
We believe in total transparency. Our fee structure is designed to give you architectural certainty at the start, followed by the flexibility to choose the best-value builder for your project.
INVESTMENT + FEES
We separate our architectural expertise from the build cost to give you maximum transparency and financial control.
1. ARCHITECTURAL STRATEGY (Fixed Fees)
Traditional custom architectural fees in Melbourne typically range from 8% to 15% of the build cost. Because Expandabode uses a "Pre-Architected" system, we provide a high-end result at a substantially reduced fee.
Feasibility Audit ($500 - $850* + GST): Our essential first step to confirm your site's fastest legal pathway.
Design & Documentation: We offer fixed-price packages for our standard models, by-passing the costly "blank page" design phase while ensuring 2026 compliance.
2. CONSTRUCTION (Market Rates + choice)
Expandabode gives you the freedom to choose how you build. We don't lock you into a single builder’s margin; instead, we provide the architectural documentation that puts the power in your hands:
The Competitive Tender Path: Use our detailed "Shovel-Ready" tender set to obtain quotes from multiple local builders. This ensures you pay a fair market rate and can compare "apples with apples."
The Fast-Track Path: Take your "Permit-Ready" documents directly to your preferred builder. Because we have already solved the technical compliance, you can negotiate from a position of strength and move straight to a contract.
CONSTRUCTION MARKET REALITY (2026)
While renovations can often exceed $4,000–$5,000 per m² due to structural complexities, a new detached Expandabode benefits from "clean site" efficiencies. However, to meet 2026 high-performance standards, a realistic budget is essential.
To help with your initial planning, here is the current snapshot of Melbourne market rates for high-quality, architect-documented construction:
The NOOK & NEST (60m² – 100m²): For a high-performance, turn-key secondary dwelling, expect construction costs to range between $270,000 - $450,000+.
The ELEVATE & TOWNHOUSES: Multi-storey or larger dwellings typically start from $3,500 – $4,500 per m², depending on the site’s complexity and final inclusions.
Important: Site-Specific Costs When budgeting for your build, we advise allowing for additional "Site Costs" which are determined by your builder and usually include:
Services & Connections: The distance from your street mains (sewer, water, electricity) to the new dwelling.
Site Access: Whether a builder can use standard machinery or requires smaller, specialised equipment for a tight backyard.
Terrain & Footings: Your soil type and the slope of your land, which may require additional excavation or retaining walls.
LET’S WORK TOGETHER
Require more information on how you might be able to develop your property?
Apply for our Free Introductory Guide to Detached Secondary Dwellings via button below