Bigger Sheds, Less Red Tape: What WA’s New Building Rules Mean for Property Owners
Planning a new shed, private garage or carport in Western Australia? Changes to WA’s building rules may give property owners more flexibility when choosing who completes the work.
From 1 July 2026, the value threshold at which a registered building contractor is generally required for eligible Class 10a building work increased from $20,000 to $50,000.
The higher threshold applies to non-habitable structures such as private sheds, garages and carports. However, it does not remove the need to comply with building permits, planning controls, engineering requirements or construction standards.
For property owners, this may mean a broader choice of contractors and more freedom when planning a substantial outbuilding. The important part is understanding what the reform changes, and what still needs to be addressed before construction begins.
The key takeaway: Eligible Class 10a work valued below $50,000 may not need to be carried out by a registered building contractor. The building must still be properly designed, approved, and constructed for its site and intended use.
What are WA’s new rules for sheds, garages and carports?
Before 1 July 2026, WA’s registered-builder threshold was generally $20,000 for prescribed building work.
The updated thresholds are:
$50,000 for eligible Class 10a buildings, including private sheds, garages and carports.
$20,000 for most other building work covered by WA’s builder-registration requirements.
The reform therefore creates a separate, higher threshold for certain low-risk, non-habitable buildings. The existing $20,000 threshold continues to apply to other prescribed building work.
In simple terms, an owner planning a qualifying $35,000 or $45,000 outbuilding may have more choice over who undertakes the work. A registered builder can still be used, but registration may not be mandatory solely because the value exceeds $20,000.
The rule change does not make good design or accurate documentation any less important. Before requesting construction quotes, it is worth engaging a professional who can prepare clear, site-specific plans.
What is a Class 10a building?
A Class 10a building is a non-habitable structure. Common examples include:
A private shed
A detached residential garage
A carport, and
A similar outbuilding associated with a home.
The classification is based on how the building is intended to be used; not simply what the owner calls it.
A shed does not become an approved living space because it contains windows, insulation, electricity or internal finishes. A Class 10a structure is not designed or approved as an ordinary bedroom, granny flat or independent dwelling.
This is an important distinction for anyone considering a workshop, storage building or detached garage. Using a Class 10a building for accommodation may require a different classification, further documentation and additional approvals.
Property owners who need living space rather than storage should explore properly designed ancillary accommodation and granny-flat options instead of attempting to convert a non-habitable shed later.
What does the change mean for WA property owners?
1. More choice when appointing a contractor
The new threshold may allow owners to seek quotes from a larger range of suitable contractors for qualifying projects below $50,000.
This could be particularly helpful for straightforward sheds and garages on residential, rural or regional properties. It may also improve access to contractors in areas where registered building businesses have limited availability.
However, a larger contractor pool in Mandurah does not mean every contractor will be right for the project. To obtain the right building plan for a shed, start comparing experience, insurance, documentation and project scope, not only the lowest construction price.
2. Greater flexibility for larger outbuildings
A $20,000 project value can be reached quickly once a shed includes a concrete slab, structural steel, doors, installation, earthworks and professional documentation.
Raising the threshold to $50,000 better reflects the cost of many substantial but relatively straightforward outbuildings. It may make projects such as larger storage sheds, private workshops and detached garages easier to organise.
That does not mean the project will automatically be cheaper. Final costs may still depend on:
The size and layout
Structural spans
Site access
Earthworks
Footings and slab design
Wind classification
Bushfire requirements
Drainage
Materials
Electrical work, and
Local approval fees
A well-resolved design can help contractors price the same scope and reduce uncertainty. Professional 3D rendering services can also help owners understand the building’s form, scale and relationship to the existing property before work begins.
3. Registered builders remain an option
The reform gives property owners additional choice. It does not mean a registered builder is unnecessary for every project below $50,000.
A registered builder may still be the preferred option for projects involving complicated engineering, difficult sites, unusual planning restrictions or coordination between multiple trades.
The right approach depends on the building, the property and the owner’s ability to manage the work.
Less red tape does not mean approval-free building
This is the most important part of the reform.
WA’s building-permit requirements have not been removed. Changing the registered-builder threshold does not automatically exempt a shed, garage or carport from council approval.
Depending on the property and design, owners may still need to consider:
A building permit
Development or planning approval
Boundary setbacks
Building height
Site coverage
Structural engineering
Wind-loading requirements
Bushfire conditions
Coastal exposure
Easements
Underground services
Stormwater disposal, and
Licensed electrical or plumbing work.
Requirements may differ between local-government areas and individual properties. A shed that can be approved relatively easily on one block may require a different design on another because of setbacks, zoning, site levels or an easement.
Owners planning a shed that needs council approval in WA should confirm the requirements before purchasing a kit, signing a construction agreement or paying a deposit.
Who is responsible when a registered builder is not required?
Removing the requirement to use a registered building contractor does not remove responsibility for the finished building.
The structure must still follow its approved plans, engineering details, permit conditions and applicable building standards.
Before appointing a contractor, establish who will be responsible for:
Preparing the drawings
Arranging structural engineering
Lodging council applications
Checking easements and underground services
Ordering materials
Coordinating trades
Managing inspections, and
Submitting completion documents
The agreement should also clearly explain inclusions, exclusions, payment stages, variations and responsibility for delays or additional approval requirements.
A pre-build checklist for WA property owners
Before beginning a shed, garage or carport project:
Confirm whether the proposed building is Class 10a.
Calculate the complete value of the work, not only the shed-kit price.
Ask the relevant local government whether planning approval or a building permit is required.
Check the title, zoning, boundaries, easements and site constraints.
Arrange suitable drawings and structural documentation.
Compare contractors based on experience, scope and insurance.
Confirm who will prepare and lodge approval documents.
Use a detailed written contract.
Retain copies of plans, approvals, invoices and certificates.
Do not assume a Class 10a shed can legally be used for accommodation.
Frequently asked questions
Do I still need a building permit for a shed in WA?
In many cases, yes. The higher threshold changes when a registered building contractor is required. It does not remove building permits, planning controls or local-government requirements.
Some small structures may qualify for limited exemptions, but owners should confirm this with the relevant local government before starting work.
Can I build a $40,000 shed without a registered builder?
Potentially. The work must qualify as eligible Class 10a building work and remain below the applicable $50,000 threshold.
The project must still meet relevant permit, engineering, planning and construction requirements. The person undertaking the work should also have suitable experience and insurance.
Does the $50,000 threshold apply to a home extension?
No. The higher threshold is specifically intended for eligible Class 10a buildings. Most other prescribed building work continues to be subject to the $20,000 registered-builder threshold.
Can I use my shed as a bedroom or granny flat?
Not automatically. Class 10a buildings are non-habitable.
Using one as accommodation may require a different building classification, compliant residential design, planning approval, a building permit and additional construction work.
Planning a shed, garage or carport in WA?
WA’s new threshold may give property owners more flexibility, but the best projects still start with a clear brief, accurate documentation and a design that responds properly to the site.
North Coast Design is a boutique, customer-focused building-design practice supporting residential and commercial projects throughout Western Australia. Its team coordinates design, drafting, documentation and council requirements so clients can move into the construction stage with greater clarity. Book a building design consultation to discuss your project.
