When preparing a Development Application (DA) in New South Wales, one of the documents you may be asked to provide is an EDC Report. While it may seem like another planning requirement, this report plays an important role in determining how your development is assessed and what fees or contributions may apply.
An Estimated Development Cost assessment provides an independent estimate of the total cost of carrying out a proposed development. Local government authorities in NSW, including local councils and planning authorities, use this information to assess planning pathways, calculate applicable levies, and ensure construction costs are reported in a consistent and transparent manner.
Whether you're planning a commercial project, residential development, mixed-use building, or alterations to an existing property, understanding when an EDC Report is required can help you avoid delays during the approval process.
An EDC Report (Estimated Development Cost Report) is an independent assessment that calculates the total cost of a proposed development based on recognised construction costing principles.
Unlike a market valuation, the report focuses on the actual cost of completing the development. This includes construction-related expenses and other project costs that form part of the overall development budget.
The report is commonly submitted as supporting documentation with a Development Application (DA) and is used by councils and planning authorities to verify the declared Estimated Development Cost.
Because these calculations rely on the reported project cost, an independently prepared assessment helps ensure consistency and transparency throughout the planning process..
The Estimated Development Cost generally reflects the total cost of carrying out the proposed works rather than the property's market value or land value.
The assessment follows the relevant NSW planning requirements to ensure the reported figure accurately reflects the scope of the proposed development.
An EDC Report is commonly required when submitting planning applications where the value or complexity of the project exceeds thresholds set by the relevant council or planning authority.
Each local council may apply different requirements based on the size and value of the proposed development. Checking the specific submission requirements before lodging your application can help prevent unnecessary delays.
Construction costs influence several planning decisions throughout the assessment process.
An independently prepared Cost Summary Report provides planning authorities with confidence that the declared development cost has been calculated objectively rather than estimated by the applicant alone.
Using an independent assessment also creates greater consistency between projects submitted across different council areas.
The current framework for reporting Estimated Development Cost was introduced by the NSW Department of Planning, Housing and Infrastructure. The objective was to establish a more transparent and consistent approach to reporting development costs across New South Wales.
The framework followed recommendations made by the Independent Commission Against Corruption (ICAC), which identified the need for greater consistency in cost reporting and stronger safeguards against inaccurate or manipulated project values. Today, councils rely on these standardised requirements when assessing many planning applications.
In NSW, the requirement for an Estimated Development Cost (EDC) / Cost Report to be prepared and certified by a Certified Quantity Surveyor (CQS) or equivalent AIQS/RICS professional is not set out as a single universal rule in legislation.
That said, there are clear practical thresholds and triggers used across NSW. The person who prepares the report will depend on the project and the requirements of the relevant council. For many higher-value developments, councils require the report to be prepared by a qualified, registered member, such as a Chartered or Certified Quantity Surveyor who can independently assess construction costs using recognised industry methodologies.
In some circumstances, updated NSW planning guidance also allows reports to be prepared by a suitably qualified licensed builder where accepted by the relevant authority. Before preparing your application, it's important to confirm your council's specific documentation requirements.
In NSW development and construction, cost is not just a financial figure - it is a planning instrument. It influences approvals, levies, contributions, and even the assessment pathway of a project. That is why the role of a professionally qualified Quantity Surveyor is critical, particularly a Chartered or Certified practitioner.
A Chartered or Certified Quantity Surveyor, typically holding membership with the Royal Institution of Chartered Surveyors (RICS) or the Australian Institute of Quantity Surveyors (AIQS), provides independent and defensible cost advice that stands up to scrutiny from councils, state agencies, and courts
One of the key reasons to engage a Chartered or Certified Quantity Surveyor is independence. Local councils and planning authorities in NSW expect development cost reports to be prepared objectively, not influenced by project stakeholders such as builders or developers.
This independence reduces the risk of inflated or underestimated costs that could affect approvals or levies
In NSW, most Local Government Authorities (LGAs) require an Estimated Development Cost (EDC) Report for developments above certain thresholds (commonly around $3 million, depending on council policy).
Where costs materially influence statutory contributions, councils generally expect the report to be prepared and certified by a qualified Chartered or Certified Quantity Surveyor
An inaccurate or non-compliant cost report can create significant project risk,
Engaging a qualified Quantity Surveyor helps ensure the cost plan is robust, defensible, and aligned with planning expectations from the outset
For State Significant Development (SSD) and State Significant Infrastructure (SSI), cost reporting becomes even more critical. These projects require detailed Cost Summary Reports that are subject to higher levels of review and scrutiny.
While compliance is often the driver, the real value of a Chartered or Certified Quantity Surveyor extends beyond ticking a box.
In a planning environment where cost directly influences approval outcomes and financial obligations, relying on informal or unqualified estimates is a risk that can be avoided.
A Chartered or Certified Quantity Surveyor provides more than a report - they provide certainty, credibility, and defensibility in a system that demands all three
Most planning applications in New South Wales are now lodged through the NSW Planning Portal.
Depending on your project and council requirements, your EDC Report or Cost Summary Report may be uploaded as part of your supporting documentation when lodging your application online. Before submission, applicants should always review the documentation checklist provided by their local council or the NSW Planning Portal to ensure all required information has been included.
An Estimated Development Cost (EDC) Report is more than a construction cost estimate - it is a key planning document relied upon by NSW planning authorities to assess Development Applications, calculate applicable levies and contributions, and verify the reasonableness and consistency of declared project costs.
For this reason, EDC Reports and Cost Summary Reports must be prepared and certified by a suitably qualified Quantity Surveyor holding Certified Quantity Surveyor (CQS) status and professional membership with either the Royal Institution of Chartered Surveyors (RICS) or the Australian Institute of Quantity Surveyors (AIQS). This level of professional accreditation provides independence, technical rigor, and confidence that the cost assessment meets NSW planning expectations.
Whether for residential, commercial, or mixed-use development, engaging a Chartered or Certified Quantity Surveyor helps ensure the development cost is independently assessed, appropriately documented, and capable of withstanding council and state-level scrutiny — supporting a more efficient and reliable approval process.
Quantum QS prepares independent EDC Reports, Cost Summary Reports, and detailed construction cost assessments aligned with NSW planning requirements. If you are preparing a Development Application (DA) or require guidance on your project’s cost reporting obligations, contact our team to discuss how we can assist
What is an EDC Report?
An EDC Report is an independent assessment of a project's Estimated Development Cost, prepared to support planning applications and calculate applicable council fees and infrastructure contributions.
When do I need an EDC Report in NSW?
You may require an EDC Report when lodging a Development Application (DA), certain Complying Development Certificate applications, Section 4.55 modifications, or higher-value developments where required by your local council.
Who can prepare an EDC Report?
An Estimated Development Cost (EDC) Report is typically required to be prepared by a suitably qualified Quantity Surveyor, most commonly a Certified Quantity Surveyor (CQS) holding professional membership with either the Royal Institution of Chartered Surveyors (RICS) or the Australian Institute of Quantity Surveyors (AIQS). This level of qualification ensures the report is independently prepared, methodologically sound, and aligned with NSW planning expectations.
In limited circumstances, and depending on specific local council requirements, a cost estimate may be accepted from other suitably experienced practitioners. However, for development applications involving higher value projects or where formal certification is required, councils generally expect an independently certified Quantity Surveyor rather than a builder-prepared estimate.
Engaging a Certified Quantity Surveyor helps ensure the EDC Report is credible, defensible, and suitable for use in the planning assessment process, including the calculation of contributions and levies
Is an EDC Report the same as a Cost Summary Report?
Not always. While both relate to construction costs, some councils specifically request a Cost Summary Report or require an independently certified Estimated Development Cost assessment. The documentation required depends on the planning authority and project type.
Where do I submit my EDC Report?
Most applications are lodged through the NSW Planning Portal, where the required supporting documentation - including your EDC Report or Cost Summary Report - can be uploaded as part of your planning application.
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