The City of Armadale acknowledge the Traditional Owners and the Custodians of the land upon which we stand, work and play.
We acknowledge Aboriginal people as the First Peoples of this land and their connection to the lands and the waters, as they are part of them spiritually and culturally.
We acknowledge their ancestors, the Elders past and present, who have led the way for us to follow.
Find out about building permit requirements for pools or spas and safety barrier inspections.
What is classed as a swimming pool or spa?
A private swimming pool or spa is classified as containing water to a depth greater than 300mm that is used for swimming, wading, paddling or the like. Swimming pools and spas are Class 10b structures and defined as:
Permanent, temporary or portable structures
In ground or above ground
A pond, dam or the like is not considered a swimming pool or spa and therefore does not require a safety barrier.
Do I need a building permit?
A Building Permit is required for the construction, erection, assembly or placement of a swimming pool and/or spa that is capable of containing a depth of water of more than 300mm. For detailed information about swimming pools or spas, and what application documents are required, please see the Building Information Sheet and Checklists below.
Inflatable and portable above ground pools are not exempt and require a building permit.
Building Permit Applications
For application requirements, application fees and how to apply, please see below.
Do I need a Building Permit?
A building permit is required prior to commencing construction for most structures, including works for, but not limited to:
New building work,
Additions and alterations,
Commercial fitouts and refurbishments,
Changes to ground levels.
Generally, where proposed works have a construction value of $20,000 or more, a building permit must be granted to a registered builder or owner-builder. For further information about applying for an owner-builder’s licence, please visit the Department of Energy, Mines, Industry Regulation and Safety (DEMIRS) website.
The types of structures that usually require a building permit are:
Residence or dwelling, including ancillary accommodation (commonly known as a ‘granny flat’).
Patios, Sheds, Carports, Garages, Pergolas and Shade Sails (some exemptions may apply).
Earthworks, retaining walls and some types of fencing.
Water tanks larger than 5000 litres.
Swimming pools and spas, including portable pools that hold more than 300mm of water.
Converting an existing structure, such as garage, shed or alfresco, into a habitable room.
Re-roofing an existing dwelling.
Commercial buildings.
Solar panels for commercial buildings or free-standing panels.
For further information regarding what type of building work and structures require a permit, please visit What Can I Build?.
Types of Building Permit Applications
There are two types of building permit applications, “certified” and “uncertified”.
Certified Building Permit Application
A certified building permit application must be accompanied by a Certificate of Design Compliance BA3 Form (CDC) issued by a registered, independent building surveyor. A CDC certifies a proposed building complies with the relevant building standards. The applicant is responsible for engaging a private building surveyor prior to submitting a certified building application.
A certified building application is:
Submitted with a Certificate of Design Compliance.
Mandatory for Class 2 – 9 commercial structures, however, can be used for all structure classes.
Reviewed by a building surveyor employed at the City.
Completed within 10 business days, unless further information is required.
Uncertified Building Permit Application
An uncertified building permit application is submitted without a CDC. A Building Surveyor employed by the City of Armadale, who assesses the application for compliance with the relevant building standards, is responsible for issuing a CDC as part of the application process.
An uncertified building application is:
Submitted without a Certificate of Design Compliance.
Can be used for residential Class 1 & 10 buildings, this includes a dwelling, patio, shed or the like.
Cannot be used for commercial Class 2 - 9 buildings.
Is assessed by a building surveyor employed at the City.
Completed within 25 business days, unless further information is required.
Important note:
Where the City requests further information for an application, the information must be received within 21 calendar days.
If requested information is not received an application may be refused, however, the Building Services' team will work with applicants to avoid refusing an application wherever possible.
Application Requirements
To determine the supporting documentation needed for your building permit application, refer to the relevant Building Information Sheet & Checklist for the type of structure you want to build on the What Can I Build?webpage.
Complete the relevant Building Act application form:
Payment must be made when your application is lodged.
A Building Services officer will contact you for credit card details via phone for fee payment.
Please do not enclose credit card information with emailed applications for security reasons.
Alternatively, you can submit your application in person at the City's Administration office located at 7 Orchard Avenue Armadale or via Australia Post.
For further information or assistance with your application, please contact Building Services via info@armadale.wa.gov.au or on 9394 5000.
Safety Barrier Fencing Requirements
The Building Regulations 2012 requires all private swimming pools and spas to have a compliant safety barrier fence that surrounds the pool or spa in accordance with the Australian Standards AS1926.1-2012.
For more information on safety barrier requirements and design, refer to the Department of Energy, Mines, Industry Regulation and Safety's Rules for Pools and Spas booklet.
If you would like pre-installation advice on how to make sure your proposed safety barrier fence is compliant, please contact Building Services on 9394 5000 or via info@armadale.wa.gov.au.
Safety Barrier Fencing Inspections
The City of Armadale (the City) has a legislative obligation to inspect swimming and spa safety barriers to ensure the barrier complies with relevant version of AS1926.1. The year your swimming pool or spa was installed will determined which version of AS1926.1 is applicable.
Safety barrier inspection requirements are outlined in the Building Regulations 2012. The below information identifies the types of mandatory inspections and their specified time-frames the City has to complete an inspection.
New Swimming Pool or Spa Inspections - 30 days
Once the installation of a new pool or spa is completed, the nominated builder on the associated building permit is required to submit a BA7 - Notice of Completion form to the City.
Upon the City receiving a completed BA7 form, a mandatory initial inspection must be scheduled within 30 calendar days to inspect the safety barrier, regardless of whether your barrier is temporary or permanent.
Permanent barriers that are deemed compliant will then be scheduled to be inspected once within every four year period. See the Four Yearly Inspection section further below for more information.
If your permanent barrier is deemed non-compliant, the City's Swimming Pool Inspector can provide you guidance on how to make your barrier compliant. A mandatory re-inspection will be scheduled within a 60 day time-frame.
Temporary Safety Barriers
Temporary construction barriers must also remain compliant at all times with AS1926.1-2012.
Where a temporary safety barrier is still in place at the time of your initial inspection, if the Swimming Pool Inspector deems the temporary barrier non-compliant, a mandatory re-inspection will be scheduled within a 60 day time-frame.
If your temporary barrier is deemed compliant, a reinspection will be scheduled for when your permanent barrier is installed.
Fees
When a building permit for a new swimming pool or spa is granted for a swimming pool or spa, the City will write to property owners advising of inspection requirements and the associated fees.
Owners will also receive a payment advice outlining the fee required for a mandatory initial inspection.
The City has a legislative obligation under the Building Regulations 2012, to inspect all swimming pool and spa safety barriers once within every 4 year period, to confirm compliance with the applicable standards.
The City will notify property owners in writing when their inspection is due.
If a swimming pool or spa is accessible, the City's Swimming Pool Inspector is authorised to enter properties to conduct an inspection.
To ensure every property is inspected within the mandatory four yearly time-frame, the City schedules inspection earlier than the four year due date.
Fees
As per the Building Regulations 2012, the City charges property owners a 'Pool Inspection Levy' to cover the cost conducting mandatory inspections.
The four yearly Pool Inspection Levy is charged annually via your rates notice.
Should your barrier be deemed non-compliant, re-inspections are included in the Pool Inspection Levy.
Non-compliant Safety Barrier Inspections - 60 days
If your safety barrier is deemed non-compliant by the City's Swimming Pool Inspector, a mandatory re-inspection will be arranged within 60 calendar days.
You will be provided with an inspection report, outlining any specific non-compliant issues that need to be rectified.
The Swimming Pool Inspector can provide you with guidance on how to make your barrier compliant.
Re-inspections must be conducted once within every 60 days until your barrier is deemed compliant.
If you're unable to make your barrier compliant after multiple re-inspections, the Swimming Pool Inspector may refer your barrier's non-compliance issue(s) to the Building Compliance team for further investigation.
Once your barrier is deemed compliant, your barrier will be scheduled for a mandatory four yearly inspection. For further information, please see the Four Yearly Inspections section above.
Fees
Should your barrier be deemed non-compliant, re-inspections are included in the 'Pool Inspection Levy' charged annually via your rates notice.
The City will guide property owners on how to make their barrier compliant to avoid issuing an infringement.
In cases where multiple re-inspections have been conducted and compliance has still not been met, the City's Building Compliance team may issue an infringement under the Building Regulations 2012.
Schedule a Safety Barrier Inspection
To book an inspection, please contact Building Services on 9394 5000 or info@armadale.wa.gov.au.
Removal or Decommissioning of a Swimming Pool or Spa
If you wish to remove or decommission your existing swimming pool and/or spa, there are specific steps outlined below that need to be undertaken, depending on the type of pool or spa you have.
Please attach photographic evidence with your completed advice form that your pool or spa has been sufficiently remove or decommissioned.
Where the City is unable to clearly determine whether your pool or spa has been decommissioned correctly or removed, a property inspection will be arranged with the City's Swimming Pool Inspector.
Upon the City confirming your pool or spa has been sufficiently decommissioned or removed, the 'Pool Inspection Levy' will be removed from your annual rates notice.
Demolition Permit Requirements
If your pool or spa is more than 40m2 in size, you may require a Demolition Permit. For Demolition Permit Application requirements, fees and how to lodge an application, please see below.
Demolition Permit Application
Demolition work means to demolish or remove any major building or structure, either entirely or partly, such as a house, large shed or the like. Freestanding Class 10 residential structures 40m2 or less in size, such as sheds or patios, may be exempt from requiring a demolition permit.
Structures built before 1990 may contain asbestos. A licenced Demolition Contractor is required to remove 10m2 or more of asbestos.
In these circumstances, a completed Demolition Application Asbestos Declaration form must be submitted with your demolition application. For further information regarding how to remove asbestos safely, please visit the City's Asbestos Disposal webpage.
Payment must be made when your application is lodged.
A Building Services officer will contact you for credit card details via phone for fee payment.
Please do not enclose credit card information with emailed applications for security reasons.
Alternatively, you can submit your application in person at the City's Administration office located at 7 Orchard Avenue Armadale or via Australia Post.
For further information or assistance with your application, please contact Building Services via info@armadale.wa.gov.au or on 9394 5000.
Report an Unsafe Swimming Pool or Spa
To report an unsafe or unfenced swimming pool or spa, please contact the Building Compliance team on 9394 5000 or info@armadale.wa.gov.au.
Swimming Pools, Spas & Safety Barrier Fencing | Service | City of Armadale
