Granny flat rules in Victoria (2026)
Usually no planning permit needed
Yes. A small second dwelling of up to 80 m² on a lot of 300 m² or more needs no planning permit in most residential and rural zones unless an overlay requires one, so you only need a building permit. The limit rose from 60 m² to 80 m² on 15 October 2026.
Key rules at a glance
| Maximum floor area | 80 m² total floor area, all floors, measured from the outside of the external walls (60 m² before 15 October 2026) |
| Minimum lot size | 300 m² for the no-permit path |
| Planning permit | Not required on a lot of 300 m² or more unless an overlay or another provision requires one |
| Building permit | Always required |
| Setbacks | Per Building Regulations / Clause 54 siting |
| Subdivision | Cannot be subdivided or sold separately |
| Can it be rented? | Yes |
| Zones permitted | A small second dwelling is a Section 1 permit-not-required use in the General Residential (GRZ), Neighbourhood Residential (NRZ), Residential Growth (RGZ), Low Density Residential (LDRZ), Mixed Use (MUZ), Township (TZ), Housing Choice and Transport (HCTZ), Rural Living (RLZ), Farming (FZ) and Rural Activity (RAZ) zones, including all their schedules. The 300 m² permit trigger in clause 32.08-6 applies in the urban residential zones only - in LDRZ, RLZ, FZ and RAZ the buildings and works clause catches Section 2 uses only, so no lot-size trigger applies there. |
Conditions & eligibility
- Applies to a self-contained dwelling of 80 m² or less on the same lot as an existing home. Unroofed patios and pergolas, and attached roofed decks and verandahs, do not count towards the 80 m².
- No planning permit on a lot of 300 m² or more unless an overlay, such as a flood, bushfire or environmental overlay, or another provision of the scheme requires one.
- In a Heritage, Design and Development or Neighbourhood Character Overlay, no planning permit is needed if the building is no more than 5 m high and finished in muted tones and colours.
- A building permit is always required.
- Cannot be subdivided or sold separately from the main house.
- On a lot under 300 m² in a residential zone a planning permit is required.
Flood, bushfire and environmental controls on your specific lot can remove the fast-track and require a full application, even when the general rules say you're fine. Heritage mapped on your lot adds requirements, but does not by itself close the fast-track route.
How approval works in Victoria
Build under the small second dwelling rules, introduced by Amendment VC253 in December 2023 and enlarged to 80 m² by Amendment VC306 on 15 October 2026. No planning permit is needed for a home of 80 m² or less on a lot of 300 m² or more, unless an overlay such as a flood, bushfire or environmental overlay requires one. In a Heritage, Design and Development or Neighbourhood Character Overlay it still needs no permit if it is no more than 5 m high and finished in muted tones and colours. You still need a building permit. On a lot under 300 m² in a residential zone a planning permit is needed, and council assesses the siting.
Local councils administer the overlays (flood, heritage, bushfire, environmental) that can reintroduce the need for a planning permit.
Planning rules across Victoria: every route to approval, and the answer for other projects →
Granny Flats rules by council in Victoria
Local councils apply the Victoria framework and can add their own controls. Pick your council:
Frequently asked questions
Do I need a planning permit for a granny flat in Victoria?
Usually no. A small second dwelling of up to 80 m² on a lot of 300 m² or more needs no planning permit unless an overlay requires one, but a building permit is still required. In a Heritage Overlay it needs no permit if it is no more than 5 m high and finished in muted tones.
How big can a granny flat be in Victoria?
Up to 80 m² of total floor area since 15 October 2026, when the limit rose from 60 m². It counts all floors, measured from the outside of the external walls, and leaves out unroofed patios and pergolas and attached roofed decks and verandahs.
Can I rent out a small second dwelling in Victoria?
Yes, you can rent it out, but it cannot be subdivided or sold separately from the main house.
Sources
- Small second dwellings - Planning Victoria ↗
- Small second dwelling siting guide SI-03 - Building and Plumbing Commission (VIC) ↗
- Victoria Planning Provisions clause 73.03 Land use terms (small second dwelling, Amendment VC306) ↗
- Victoria Planning Provisions clause 43.01 Heritage Overlay ↗
- Victoria Planning Provisions clause 32.08 General Residential Zone ↗
Related building rules
This is general guidance, not professional planning advice. Figures are summarised from the sources above and can change — confirm with your council or the Planning Victoria before starting work. Last reviewed: July 2026.
Talk to a town planner in Victoria
This page covers the general rules. A qualified town planner can tell you what applies to your block, including the zone, overlays and approval path, before you spend money on drawings.
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