Steps for first time developers

You need to follow some simple steps if you're developing your land, including:

  • dual occupancies or duplexes
  • subdivisions or boundary adjustments
  • commercial or industrial developments
  • residential apartments, townhouses or villas.

As part of your council's development application process, you'll need to make sure you have adequate access to water, wastewater and stormwater services.

You need to apply for a Section 73 Compliance Certificate before you start building extra dwellings or subdividing your land. 

If you're knocking down and replacing a residential dwelling, you don't need a Section 73 Compliance Certificate but you do need to apply for a building plan approval.

You need to think about your development's water, wastewater and stormwater needs as you may need to build something to meet our servicing requirements.

To help your planning, you can:

If you'd like to lodge a Feasibility application, you must engage a water servicing coordinator. They'll give you a copy of our letter that explains our charges, requirements and conditions for your proposed development.

When you're ready to start your development, you must apply for a Section 73 Compliance Certificate . This includes paying the application fee and doing any work listed in the Notice of Requirements.

Find out more about what's involved in getting Section 73 Compliance Certificates.

Are you planning a large-scale land rezoning, new development or redevelopment project?
Call 13 20 92 for advice and ask for the City, Growth & Development team.

You need some type of consent or approval for your development from your local authority.

To find out what type of consent you need, visit your local council's website. They may have conditions for you to meet before they give consent. This will depend on what type of consent you need.

Once you have consent from your local authority, one of their conditions may be that you apply to us for a Section 73 Compliance Certificate. This certifies you have adequate access to water and wastewater services for your new development.

Read our Land development guide  for all detailed application steps.

If you're building, we'll need to approve your building plans. Your water servicing coordinator or your Sydney Water Developer Direct™ case manager can manage your approval for this.

Ready to apply?
Apply for your Section 73 Compliance Certificate

When you develop or subdivide land, you normally require a Section 73 Compliance Certificate from us depending on the type of development you're planning.  

Find out more about what's involved in getting Section 73 Compliance Certificates.

At minimum, your development must have:

  • frontage to a suitable drinking water main, to connect a metered property service
  • a wastewater connection point (sewer junction) for each lot, at least a metre inside each lot boundary.

Your local authority or council will ask for proof that you have a Section 73 Compliance Certificate. It ensures that:

  • your development or subdivision is served by our water, wastewater and stormwater system
  • your development or subdivision won't affect our water, wastewater or stormwater systems
  • you have paid any necessary contributions towards existing infrastructure (if applicable)

You can choose to apply for a certificate through:

  • a Water Servicing Coordinator using our e-Developer system
  • our Sydney Water Developer Direct™ online service, if you have a small-medium sized development (and where only minor works are required).

Once you've paid your application fee, we'll assess your application. If you need to construct work to meet our requirements, we'll provide a Notice of Requirements outlining what you need to do.

Find out more about what's involved in getting Section 73 Compliance Certificates.

How can you track the progress of your application?
Check your  Developer application progress if you applied through a water servicing coordinator.

Visit Sydney Water Tap in™ to track applications submitted through Sydney Water Developer Direct™.

You have to meet our requirements to get your Section 73 Compliance Certificate.

Your water servicing coordinator or Sydney Water Developer Direct™ case manager will give you a Notice of Requirements letter detailing what you need to do to get your certificate. This will be based on your development and plans, and its impact on our systems. It will detail:

  • the construction works needed to make sure each lot has a frontage to a water main and a connection point to a wastewater main at least a metre inside your property
  • any costs and charges
  • any other requirements. This may include amplifying or adjusting our systems or pipes, or protecting our assets when you build over or next to them.
If you need to build works, they must be constructed by one of our listed providers at your cost.

The process can be different for applications lodged through a Water Servicing Coordinator or Sydney Water Developer Direct. 

Private service lines in easements, shared service arrangements or pipes encroaching from or over your property are not suitable for servicing your development.

What you need to know about your application

Applications lodged with a Water Servicing Coordinator (WSC)

  • Your WSC will obtain your Notice of Requirements letter, and coordinate the design and construction of any works required using our listed providers. 
  • If construction works are required, you and your providers will need to sign a Developer Works Deed.
  • Once all your requirements have been completed, we will give the Section 73 Certificate to your WSC.
  • Your WSC can also manage your building plan approval for you. 

Applications lodged with Sydney Water Developer Direct™

  • After you submit an application, we'll assign a case manager to your application.
  • Your case manager will determine the servicing requirements for your development and assess your building plans to make sure that the building doesn't impact on our pipes and structures. We'll also obtain quotes for any works required. 
  • We'll provide you with a copy of Notice of Requirements letter.
  • If you continue using Sydney Water Developer Direct™, you'll need to sign a minor works contract and pay for the works up front (water and wastewater works are bundled together as one quote and can't be separated).
  • You can continue to use Sydney Water Developer Direct™ or change to a Water Servicing Coordinator, to manage your water and wastewater (sewer) works.
  • Once you've met all requirements, we'll give you your Section 73 Compliance Certificate.

What happens if your works impact neighbouring properties

If your works affect neighbouring properties not owned by you, you must work with your coordinator or case manager to negotiate access.

You may need to pay compensation and/or look at ways to minimise any impacts. This can take quite a long time if many other property owners are affected.

Once the construction works are satisfactorily completed and inspected, we'll take them over as part of our system. We won't take over any of your private plumbing works.

When you've meet all the other requirements, we'll either issue your Section 73 Compliance Certificate to:

  • your coordinator (if you used a water servicing coordinator)
  • you directly (if you used Sydney Water Developer Direct™).

You can then give the certificate to your council to satisfy their development consent condition.

Find out more about Section 73 Compliance Certificates.

To learn about our processes in detail, read our Land development guide. 

To find out more about adjusting or protecting our systems and pipes, read our detailed Asset adjustment and protection manual.

Building plan approval conditions

If your proposed building or development is within an impact zone, you may need to protect our pipes and assets to get your Section 73 Compliance Certificate and building plan approval.

Sometimes these works can't be built or inspected until you start building, eg pouring concrete piers. In those cases, we can issue you with conditional building plan approval to take to your council.

Find out more about Section 73 Compliance Certificates.

You need our approval to connect to our water and wastewater systems. Find out what you need to know about connections and disconnections.
If you're developing, your  water servicing coordinator or Sydney Water Developer Direct™­ case manager can help you.

If you're connecting a business that produces trade wastewater, you must get our permission before you discharge to our wastewater system.
Residential properties

You need to meet all our requirements if you're developing land.