The realistic timeline (in weeks)
For a typical mid-size A&A or new build:
| Stage | Duration | Owner of stage |
|---|---|---|
| Stage 1 — Enquiry & quote | 3–7 days | PE / QP-S |
| Stage 2 — Engagement & site survey | 1–2 weeks | PE + Owner |
| Stage 3 — Architectural design (if no architect) | 3–8 weeks | QP-Arch |
| Stage 4 — Structural design + calc + drawings | 3–6 weeks | QP-S |
| Stage 5 — BIM coordination + endorsement | 1–2 weeks | QPs |
| Stage 6 — CORENET-X lodgement | 1–2 days | QP-S |
| Stage 7 — BCA review (queries possible) | 4–8 weeks | BCA + QPs |
| Stage 8 — Authority approvals (URA/SCDF/NEA/PUB parallel) | 2–6 weeks | Authorities |
| Stage 9 — Approval issued | 1 week | BCA |
Realistic end-to-end: 12–24 weeks for typical A&A; 6–12 months for mid-rise commercial; 12–24 months for high-rise mixed-use with complex multi-authority scope.
Stage-by-stage what actually happens
Stage 1 — Enquiry & quote
You send drawings (if any), site address, and a brief description of intent. PE replies with a feasibility view and a written quotation within 1–7 working days. If the project is straightforward, the PE quotes a fixed fee. If complex, the PE quotes a phased fee with go/no-go decision points.
Stage 2 — Engagement & site survey
Engagement letter signed; deposit paid. PE visits site, photographs existing structure, takes measurements, reviews what's actually there vs. what's on the drawings. For older buildings, this stage often surfaces unauthorised works that change the project scope.
Stage 3 — Architectural design
If no architect is engaged, the design phase happens here. For projects where the architect leads, this stage runs in parallel with Stage 4. Output: architectural plans, sections, elevations, finish schedules, M&E coordination.
Stage 4 — Structural design + calculation
The PE prepares structural drawings and calculations to the relevant Eurocodes. For RC structures: SS EN 1990 (basis), 1991 (loads), 1992 (concrete), 1997 (geotech). For steel: SS EN 1993. Calculation packages typically run 50–500 pages depending on project size.
Stage 5 — BIM coordination + endorsement
Under CORENET-X, all drawings + the BIM model are coordinated across disciplines. The PE applies digital signature endorsement to all submission documents. Architecture, structure, and M&E IFC files are merged and validated.
Stage 6 — CORENET-X lodgement
The package is uploaded to CORENET-X. Automated pre-checks run: geometric clash detection, planning rule checks, compliance pre-checks. If pre-checks fail, package bounces back. If pass, the submission enters formal review.
Stage 7 — BCA review
BCA reviews the submission against the Building Control Act and BCA Codes of Practice. Reviewers may issue queries (Requests for Clarification — RFCs). Each query needs a written response from the relevant QP. Multiple query rounds are common; each round adds 1–3 weeks.
Stage 8 — Multi-authority parallel review
While BCA reviews, SCDF reviews the FSP, URA reviews planning compliance, NEA reviews environmental, PUB reviews sanitary/drainage. CORENET-X aggregates queries from all authorities into a single dashboard.
Stage 9 — Approval issued
When all authorities are satisfied, BCA issues the Building Plan approval. You can now commence works. The approval is conditional — site supervision under Section 12 BC Act applies throughout construction.
Where projects most often get stuck
- Incomplete site survey (Stage 2) — discovering existing unauthorised works mid-design adds weeks. Pre-empt by paying for a thorough Stage 2.
- Late architectural changes (Stage 3-4 boundary) — if architect changes column locations or floor heights after structural design starts, you re-do calculations. Lock the architectural design before structural begins.
- BIM hygiene failures (Stage 6) — pre-check failures bounce the submission. Fix the BIM, lose 1–2 weeks. Recurring problem with first-time CORENET-X submitters.
- BCA RFC delays (Stage 7) — slow QP response to queries adds weeks. Rule of thumb: respond within 5 working days, else BCA's reviewer queue moves on.
- SCDF performance-based fire engineering (Stage 8) — for high-rises using PBFED, SCDF review can take 8–12 weeks. Plan early.
- URA conservation overlay (Stage 8) — for any conservation property, allow extra 2–4 weeks for URA Conservation Advisory Committee review.
What CVC Engineers does to compress the timeline
- Quote and engage within 1 working day — you don't lose a week to "we'll get back to you"
- Stage 2 site survey within 5 working days of engagement
- Pre-coordinated BIM workflow with our regular architectural QP partners
- Standing CORENET-X submission templates and digital signature certificates
- BCA query responses within 3 working days standard, 1 working day if requested
- Weekly status updates to the owner so you always know where the file is
Have a project that needs BCA submission? Send the brief — we'll reply within one working day with a written quote and a realistic timeline based on your specific scope.