Accredited access report or the cheapest DA report? What you're actually comparing
Quotes differ because scope differs. A minimal DA access report can be fine for a simple, fully compliant new build that meets every Deemed-to-Satisfy provision. Here's what to check before you choose, so you know what a basic report usually leaves out and what that can mean later at Construction Certificate stage.
Quick answer
A cheap DA access report can be enough for a straightforward new building that fully complies with the Deemed-to-Satisfy provisions of NCC Part D4 and AS 1428.1. It often falls short when the project involves an existing building, needs a Performance Solution, is Class 2 work requiring a Design Compliance Declaration, or must carry through to the Construction Certificate and completion. Check the scope, not just the price.
What "accredited" means
ACAA (Association of Consultants in Access Australia) accreditation involves membership, relevant training and continuing professional development. Gary Finn is an ACAA Accredited Member #435 with a Certificate IV in Access Consulting. See the about page for credentials. In NSW there is no separate statutory licence to write a DA access report. Accreditation is the main independent check available so a client or certifier can see who stands behind the advice.
Side-by-side: what a minimal DA report usually covers vs an accredited consultant's scope
| Item | Minimal DA report | Accredited consultant scope |
|---|---|---|
| Deemed-to-Satisfy check against NCC Part D4 and AS 1428.1 at DA level | Usually covered | Covered, with current edition named |
| Identifying where Deemed-to-Satisfy cannot be met and writing a Performance Solution | Often missing | Written in-house when needed. See performance solutions, what is an NCC Performance Solution and repeated access Performance Solutions. |
| Existing buildings: affected part, unjustifiable hardship and the Premises Standards | Often skipped | Addressed. See existing building access audit NSW. |
| CC carry-through: same report and consultant holds up at Construction Certificate | Often a new engagement | Continuity from DA through CC. See DA vs CC access report and what certifiers want. |
| Design Compliance Declarations under the Design and Building Practitioners Act 2020 for Class 2 work | Outside a DA report's scope | Mentioned and coordinated where relevant. No dedicated page yet. |
| Sign-off on completion / final inspection | Often not included | Available as part of the engagement |
| Peer review if a certifier pushes back | Not usual | Available. See access report peer review NSW. |
NCC 2022 Amendment 2 applies in NSW until NCC 2025 starts on 1 May 2027. See NCC 2025 NSW access and NCC Part D4 access guide.
Where a minimal report tends to cost more later
Three generic patterns we see:
- Existing building alteration: the report says "complies" without addressing the affected part. The certifier raises an RFI at CC and redesign follows.
- Steep site or tight stair: the report does not flag that a ramp gradient or stair width needs a Performance Solution. It surfaces at CC or completion. See repeated access Performance Solutions.
- Class 2 apartments: the DA report is done, but nobody covered the access content needed for the Design Compliance Declaration. A second consultant is brought in.
Questions to ask before you accept any access quote
- Is the consultant ACAA accredited?
- Who actually writes and signs the report?
- Does the quote cover Performance Solutions if needed?
- Does it carry through to CC and completion?
- Will they respond to council or certifier RFIs?
- Is the report written for the current NCC?
See how to choose an access consultant in Sydney.
When a basic DA report is genuinely fine
For a small, new, fully compliant project with no existing building and no Class 2 elements, a minimal report can be enough to get the DA lodged. That keeps the comparison fair.
How Sydney Access Consultants scopes a job
We cover DA through CC to completion, write Performance Solutions in-house, handle existing buildings, and prepare expert witness reports. Credentials include ACAA Accredited Member #435, licensed builder NSW 51908C, Graduate Diploma in Construction Law, and engagement as an expert by the NSW Crown Solicitor's Office. See services and expert witness. Call for a fee. See also access report cost Sydney.
Answer-ready questions
Is a cheap DA access report good enough?
It can be, for a simple new building that fully meets the Deemed-to-Satisfy provisions. It often isn't when the project involves an existing building, needs a Performance Solution, is a Class 2 apartment building needing a Design Compliance Declaration, or has to carry through to the Construction Certificate. Check the scope, not just the price.
What does an accredited access consultant add?
ACAA accreditation shows the consultant has relevant training, ongoing professional development and professional accountability. In practice it usually means a report that a certifier can rely on, the ability to write Performance Solutions where compliance isn't possible, and continuity from DA through CC to completion.
What does a basic DA access report usually leave out?
Commonly: Performance Solutions, the affected-part and unjustifiable-hardship analysis for existing buildings, follow-through at CC, responses to council or certifier requests for information, and sign-off on completion.
Can I use a different access consultant at DA and CC?
Yes, but the CC consultant will usually re-check the design rather than rely on the DA report, which can mean extra time and changes. One consultant from DA to completion avoids that.
Send us your plans and the quote you're comparing, and we'll tell you what scope your project actually needs. Call Sydney Access Consultants on (02) 9586 3111.
Links checked against live site files before pack. Last updated 4 November 2026. See also what certifiers want in an access report.