Builders in Bendigo

BOS is based at Junortoun, so Bendigo is not a region we service from a distance. It is where we live, and where most of our jobs are. That matters more than it sounds. It means we know which trades turn up, which suppliers actually have stock, and how permits move through the City of Greater Bendigo.

Most of the work we do here is about opening up the back of the house and using the block properly, rather than adding rooms in the wrong place.

What we take on

Rear extensions, second storeys and reworked back halves
Whole-house renovations, staged where you need to stay in part of the home
Second dwellings, granny flats, a self-contained home on the same title
Kitchens, bathrooms and laundries, including moving them to where they should have been
New homes, custom builds designed around the block

What these houses are like to work on

Houses around Bendigo were built for a climate that swings hard in both directions. Cold mornings, hot dry summers, and a lot of homes with almost no insulation and windows facing the wrong way. Most of what makes these houses uncomfortable can be fixed properly during a renovation or extension, and it is far easier to do it while the walls are already open than to retrofit later.

Block orientation is the other one. Good northern light is common here and routinely wasted. We look at where the sun tracks before anything gets drawn.

The building stock mixes post-war brick veneer, weatherboard and newer estates. Each of them asks different questions.

The brickwork on the older homes is usually a skin rather than the structure. That matters when an opening is cut or a wall comes out: the load has to be carried somewhere else, and that is worked out before anything is knocked down.

Weatherboard homes often have altered subfloors, past additions and uneven floor levels, particularly where a house has been renovated in stages over the years. What is behind the walls and under the floor is part of the first site visit.

The newer estates are more predictable but flatter in every sense. They are the blocks where a well-planned extension does the most good.

Planning and permits in Greater Bendigo

Planning approval is not always needed, and a planning permit does not replace the need for a building permit. Where a planning permit is required, it has to come first.

The City of Greater Bendigo suggests checking a few things about your property before finalising plans: any restrictions on the title, whether there is an easement and whether you need to be setback from it, whether a street tree affects a new driveway, whether your property sits in a neighbourhood character overlay, and what the zone and overlay controls on the land actually allow. Their own page walks through it, and you can generate a planning property report for your address to see the zone and overlay controls that apply.

For a small second dwelling, sometimes called a granny flat, or where a dual occupancy project is on the cards, the City publishes its own guidance. A Small Second Dwelling under those provisions is one with a floor area not exceeding 60 square metres. For a dwelling within that limit, a planning permit is usually not required where the allotment is greater than 300 square metres and sits in a residential or rural zone, is required where the allotment is smaller than that, and may be required in other zones or where certain overlays apply. Anything above 60 square metres sits outside those provisions. A building permit is always required, and the dwelling still has to comply with any covenants, building envelopes or other restrictions recorded on the title.

Building permits themselves are issued by a private building surveyor: the City does not issue them. The City may also need to grant consent for some work, and there can be other permits along the way, such as a vehicle crossing permit if the driveway changes.

How the job runs

Initial enquiry. Brad answers directly. He asks what you are planning, where the house is, and what you want it to do.
Site visit. Brad comes out himself and looks at levels, access, what is behind the walls, and what the block will realistically allow.
Scope. The work is set out in writing before anything starts, so you and Brad are building from the same document.
Construction. Brad is on site and on the tools, as your one point of contact from start to finish.
Handover. We walk through the finished work together and sort anything outstanding.

Questions we are asked

Do I need a planning permit for an extension in Bendigo?

Sometimes not. Whether one is needed depends on the zone, the overlays on the land and the proposal itself. The City's planning property report shows the controls that apply to your address, and their planning team can confirm the position for your project.

Is a permit always needed for a granny flat or second dwelling?

A building permit always is. A planning permit usually is not, where the allotment is over 300 square metres in a residential or rural zone, but the City should confirm that for your specific block.

How long does the permit stage take?

It varies with the proposal. The City notes that requests for more information reset the statutory clock, so complete applications move faster. We would rather give you a realistic answer after looking at the site than guess now.

Can we stay in the house during the work?

Often, yes. Where you are staying, the job is staged so a working kitchen or bathroom stays usable for as long as possible.

Do you handle the permits?

We prepare the documentation and coordinate with the building surveyor and, where needed, the City's planning team. You always know which approval is with whom.

Start a conversation

BOS Construction is registered with the Building and Plumbing Commission, BPC DB-U 38574, and is a member of Master Builders Victoria, with 20 years of experience. Brad O'Shea is the owner and builder, and he stays directly involved on site and on the tools.

If you are thinking about a renovation, an extension or a second dwelling in Bendigo, call 0425 808 840 or email info@bosconstruction.com.au. Bring whatever you have, even if it is only a rough idea of what you want the back of the house to do.

A good place to begin

Share a few details and Bradley will be in touch.