Is a QS Report For DA Required For My Project?
- Jun 26
- 5 min read
Updated: 3 days ago
If you're an architect or homeowner and you're preparing to lodge a Development Application (DA) in NSW, you've probably come across a requirement for a quantity surveyor's cost report and wondered whether it actually applies to your project. The short answer is: for most residential and small commercial projects above a certain cost threshold, yes, and getting it wrong can delay your DA or result in incorrect fees being calculated.
This post explains when a QS cost report is required, what it needs to contain, and why the report matters beyond just ticking a council box.
What Is a DA Cost Report?
A DA cost report, also called a Cost Summary Report, Estimated Development Cost (EDC) Report, or Council QS Report depending on which council you're dealing with, is a document that establishes the estimated construction cost of a proposed development for the purposes of your DA submission.
Councils use the report to calculate regulated fees, including DA fees that support council assessment resources, and to determine the planning pathway for the project. It's also used to calculate Section 7.11 and Section 7.12 infrastructure contributions where these apply.
The report has nothing to do with whether your project gets approved or rejected on its merits. It's purely a cost verification document but it's a mandatory one for most projects above council's cost threshold.
When Is a QS Report For DA Required For My Project
The requirement varies slightly between councils, but the general framework across NSW is as follows:
Under $150,000 — The applicant can prepare their own cost estimate. No QS is required, though the figure still needs to be reasonable and supportable.
$150,000 to $3 million — The report must be prepared by a suitably qualified person, which can include a quantity surveyor, licensed builder, registered land surveyor, architect, or accredited building estimator. In practice, most councils prefer or require a registered QS for projects toward the upper end of this range.
Over $3 million — The report must be prepared by a qualified quantity surveyor who is a member of the AIQS or RICS, follow the AIQS practice standard, and use the standard form for projects over $3 million.
If the estimated cost of your development exceeds the limit specified by your council, typically between $500,000 and $3,000,000, they will require a quantity surveyor to prepare and verify the report. Many Sydney metropolitan councils set their threshold at $500,000, which means the vast majority of new homes, substantial renovations, and duplex projects will trigger the requirement.
The key word there is "estimated". It's the estimated cost of the works that determines whether the report is required, not the contract price or what you hope it will cost. If your project is close to the threshold, it's worth getting an indicative assessment before assuming you're under it.
What Does the Report Need to Cover?
A compliant DA cost report isn't simply a one-line figure. It needs to reflect the full scope of the proposed development and be prepared in accordance with the relevant council's requirements and the AIQS practice standards.
At a minimum it will include:
Substructure and site preparation
Structure, framing and roofing
External fabric — cladding, windows, and doors
Internal finishes — floors, walls, and ceilings
Wet areas — kitchen, bathrooms, and laundry
Services — hydraulic, electrical, and mechanical
External works — driveways, landscaping, and fencing
Builder's preliminaries and margin
Professional fees where applicable
GST treatment in accordance with council requirements
The report must also measure gross floor area in accordance with the AIQS Cost Management Manual method of measurement. Councils are specific about this, and a report that uses a different area methodology may be rejected.
Why Does the Report Matter Beyond the Fee Calculation?
The most obvious purpose of the report is to give council a verified cost figure so it can calculate its DA fees and contributions correctly. But there are two other reasons the report matters that are worth understanding.
Underreporting carries real risk. Some applicants assume that a lower cost figure means lower fees, and try to submit a cost that understates the actual scope. It is crucial that the report is prepared by an expert to ensure accuracy and to avoid paying more in fees than necessary — but equally, a figure that is demonstrably too low can result in council querying the report, requesting a revised submission, and delaying the DA assessment. In more serious cases it can trigger scrutiny of the entire application.
The figure follows the project. The construction cost declared in the DA report can have downstream implications for your Construction Certificate, your Section 7.11 contributions calculation, and in some cases your HBCF insurance. Getting a credible, well-supported figure from the outset avoids inconsistencies later in the approval process.
Does Every Council Call It the Same Thing?
No, and this is a common source of confusion. Depending on your council, the same document may be referred to as:
Registered Quantity Surveyor's Cost Report
Council QS Report
Construction Cost Estimate for DA
Assessment of Value of Works Report
The good news is these are all the same type of report. A cost estimate prepared in accordance with NSW legislation and the specific requirements of the relevant council. The name on the form changes; the substance and methodology don't.
Does It Matter Which QS Prepares It?
For projects over $3 million, the preparer must be a member of the AIQS or RICS, that's a legislative requirement under the NSW planning framework. For projects under $3 million the requirement is for a "suitably qualified person", but councils increasingly expect an AIQS-registered QS regardless of project size, and a report from an unqualified source may be rejected or queried.
It's also worth noting that the AIQS membership credential isn't uniform. The FAIQS designation (Fellow of the Australian Institute of Quantity Surveyors), is the highest level of professional recognition available, requiring demonstrated experience and peer assessment beyond standard membership. For a DA cost report that council will scrutinise, having a report prepared by a FAIQS credentialled QS provides an additional layer of credibility.
How Long Does It Take and What Do You Need to Provide?
For most standard residential projects, a DA cost report can be turned around within one to five business days once the QS has the information needed. Typically that means:
A current set of DA drawings in electronic format (PDF)
The name of the council you're submitting to
A brief description of the scope if anything is unclear from the drawings
Some councils have their own prescribed forms that the QS must complete and sign. Others accept a report in the QS's own format provided it meets their stated requirements. A QS familiar with NSW council requirements will know which applies to your council and handle the form completion as part of the service.
Get Your DA Cost Report Sorted Before You Lodge
CPP Quantity Surveyors prepares DA Cost Summary Reports and EDC Reports for all NSW councils across metropolitan Sydney and regional NSW. All reports are prepared by a FAIQS CQS credentialled quantity surveyor and comply with council and NSW Department of Planning requirements.
If you're preparing to lodge a DA and need a cost report, contact us for a fee proposal. Turnaround is typically one to five business days from receipt of drawings.
If you are asking "Is a QS Report For DA Required For My Project?", contact us, and we can offer guidance or advice.
Alternatively, if you're still in the early planning stages, our Construction Cost Estimates service can help establish a realistic budget before lodging a Development Application.
By Gary Uys, FAIQS CQS, Director - CPP Quantity Surveyors
📞 (02) 9629 3495
