Certifier conflicts of interest

Important: On 1 July 2020 the Building and Development Certifiers Act commenced introducing stronger certifiers conflict of interest provisions.

Registered certifiers are independent regulators of building and subdivision work who must comply with legislated conflict of interest provisions.

This is to ensure the impartiality of their assessments and decisions.

A conflict of interest is a situation where a certifier, or someone to whom they are related, is in a position to unlawfully gain private benefit from actions or decisions made in the certifier’s official capacity.

Under the new legislation, a conflict of interest exists if a reasonable person would conclude that a certifier has a private interest in the certification work, and the private interest comes into conflict with, or may affect the duty of, the certifier to act in the public interest.

The legislation lists situations that are considered to be private interests, such as the certifier being the applicant for the development, being involved in its design, or (for private certification work) the certifier being a council employee in the area of the development.

It is also a conflict of interest if the certifier is related to the person with the private interest.

This is any type of relationship whether family, personal, employment or business.

If a certifier has a conflict of interest, they mustn't:

  • do any inspection
  • issue any certificate (other than a compliance certificate under the EP&A Act, provided the certifier is not the ‘principal certifier’)
  • do any certification work prescribed by the regulations.

Fair Trading may grant a certifier an exemption from a conflict of interest provision. In assessing an application for exemption, the overriding priority is ensuring the public interest is maintained.

A penalty of up to $33,000 applies to a certifier who breaches the conflict of interest provisions.

What is a conflict of interest?

In addition to the general list of private interests, the legislation also prescribes:

Prescribed conflicts of interest (summary of legislative provisions)

  • A certifier issuing a strata certificate for a strata plan, strata plan of subdivision or a notice of conversion if the plan or notice was prepared by the certifier or someone related to them
  • A certifier doing certification work if the certifier did any of the following:
    • advised how to amend plans/specifications to comply with the BCA or a legislative requirement (other than advice on how to comply with the BCA’s deemed-to-satisfy provisions for a class 1 or 10 building)
    • proposed a design option for the development, such as a BCA performance solution.

Situations that aren't a conflict of interest (summary of legislative provisions)

  • A council certifier issuing a certificate on behalf of the council: 
    • where the applicant is the council or an employee, and the development is valued up to $2,000,000, or
    • for development where the certifier was involved in the assessment.
  • A certifier certifying a swimming pool under the Swimming Pools Act and carrying out work to make the pool barrier compliant, provided: 
    • the work is for the purpose of issuing a certificate of compliance
    • the work (including parts and labour) costs no more than $1,000
    • the certifier has a supervisor certificate or endorsed contractor licence under the Home Building Act, that authorises them build a swimming pool or do structural landscaping.
  • A certifier doing certification work under contract to the council, as well as private certification work in that council area, provided the contract and private work does not relate to the same development.
  • A certifier advising on what legislative requirements apply and whether or not the development complies – in general terms, certifiers may advise what is needed for compliance, but not how to achieve compliance (except for how to meet BCA deemed-to-satisfy provisions for class 1 and 10 buildings).
  • A certifier (if not the principal certifier) issuing a compliance certificate under the EP&A Act where the certifier, or a person related to them, was involved in the design or carrying out of the work.
  • A certifier participating in a fire engineering brief for the purpose only of determining the scope of work for a fire engineering analysis and the basis for that analysis.

Exemptions from conflict of interest provisions

Fair Trading can grant an exemption to a certifier from the conflict of interest provisions. This is for unforeseen circumstances where the legislation unintentionally restricts certification work. Maintaining the public interest is the overarching objective regardless of circumstances.

Types of exemption

An exemption may relate to a specific certification work, or class of work, and may be granted unconditionally or subject to conditions.

For example, an exemption might relate to class 1 and 10 buildings in the Penrith local government area, subject to the condition that the exemption is valid for 2 years and the certifier must reapply for an extension.

How certifiers can apply for an exemption

Apply via email to certifierstrategy@customerservice.nsw.gov.au.

Fair Trading will notify you in writing on the outcome of your application.

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