Form 23 Certificate Victoria: Everything You Need to Know

The Form 23 Certificate of Pool and Spa Barrier Compliance is the official document Victorian law requires before you can sell, lease, or list a residential property with a pool or spa over 300 mm deep. It’s issued by a Victorian Building Authority (VBA) registered pool safety inspector after an on-site assessment against AS 1926.1-2012, then lodged with your local council. Here’s everything Victorian property owners need to know about the certificate itself — what it contains, how long it lasts, and what makes one valid (or not).

Need a Form 23 in Greater Geelong, Bellarine, Moorabool or Wyndham? Flat $250 inc GST, same-day where compliant, free re-inspection. Call 0402 860 499 or book online.

What Form 23 Actually Is

Under section 31 of the Building Act 1993 (Vic) and Regulation 610 of the Building Regulations 2018 (Vic), every Victorian residential pool or spa over 300 mm deep must have a current Certificate of Pool and Spa Barrier Compliance (the “Form 23”) on file with the local council. The certificate confirms the barrier system surrounding the pool meets AS 1926.1-2012 — the Australian Standard for residential swimming-pool and spa-pool safety barriers.

The Form 23 is paired with two other instruments:

• Form 24 — Non-Conformance Report. Issued when the barrier doesn’t pass; lists every issue and required remediation.
• Form 33 — Application to Decommission a Pool. Used when permanently removing a pool from council records.

What’s on a Form 23

A valid Form 23 contains:

• Property address — exact, must match the council Pool and Spa Register entry
• Pool/spa identifier — which body of water on the property the certificate covers
• Inspector details — name and VBA registration number (prefix IN-PS)
• Inspection date — when the on-site assessment was conducted
• Issue date — when the certificate was signed (usually same as inspection date)
• Standard referenced — AS 1926.1-2012
• Findings — a clear statement that the barrier complies
• Inspector signature
• Council lodgement stamp / receipt — added by council when the certificate is registered (typically 3–7 business days after lodgement)

If any of these are missing, the certificate may be invalid or unfit for sale purposes. Conveyancers in 2026 are scrutinising Form 23s carefully — see our buyer’s due-diligence checklist.

Form 23 Validity Windows

A standard Form 23 is valid for 4 years from issue date. Within that window, your pool is considered compliant for council purposes — provided no material change has been made to the barrier or surrounding area.

For sale purposes, conveyancers typically prefer a Form 23 issued within the last 12 months of the contract date. A Form 23 from 3 years ago is technically still current under the 4-year rule, but buyers’ representatives may request a fresh inspection to confirm nothing has changed since issue.

For 4-year renewal cycle details, see our 4-year pool barrier inspection guide.

Who Can Issue a Form 23

Only a Victorian Building Authority (VBA) registered pool safety inspector can legally issue a Form 23. The VBA issues these registrations under the Building Act 1993; the licence prefix is IN-PS followed by a six-figure number. Local Pool Inspections holds IN-PS 100055; you can verify on the VBA Practitioner Search at vba.vic.gov.au.

A Form 23 issued by anyone without current VBA registration is invalid. Council will not accept it; conveyancers will reject it; insurers may decline related claims. More on VBA registration and what IN-PS numbers mean.

How a Form 23 Is Lodged with Council

Once the inspector signs the Form 23 on-site:

1. Same-day electronic lodgement — most inspectors lodge directly with council that day or next business day
2. Council processing — typical turnaround: 3–5 business days for City of Greater Geelong, 5–7 for Wyndham City and Moorabool Shire
3. Stamped copy returned — council emails the registered Form 23 back to the inspector and homeowner
4. Master copy retained on the council’s Pool and Spa Register

For the full process by council, see Greater Geelong council lodgement, Wyndham council process, or Moorabool Shire process.

When You Need a New Form 23

• Selling the property — current Form 23 must be in the Section 32 vendor statement before settlement. Selling timeline
• Leasing the property — Form 23 in place before tenants move in
• 4-year renewal cycle — every existing pool needs re-certification every 4 years
• New pool installation — Form 23 within 30 days of pool first being filled
• Major barrier modification — re-inspection if you’ve changed fence sections, the gate, or the surrounding NCZ landscape
• Council audit — some councils (Greater Geelong has been active in 2026) audit short-stay listed properties; a current Form 23 is required

What Happens If the Inspection Fails

If the barrier doesn’t meet AS 1926.1-2012 at inspection, the inspector issues a Form 24 non-conformance report instead of a Form 23. The Form 24:

• Lists every issue with photographs (in our reports)
• References the AS 1926.1-2012 clause being breached
• Includes recommended remediation steps

Once you’ve remediated the issues, a re-inspection is required to issue a fresh Form 23. With Local Pool Inspections, the re-inspection is included in your original $250 fee. More on what to do after a failed inspection.

How Much Does a Form 23 Cost?

Local Pool Inspections charges $250 inc GST flat across our entire Victorian service area. That covers travel, on-site inspection, council lodgement, free re-inspection if you don’t pass first time, and post-inspection email/phone support.

Some Melbourne-based inspectors quote $230–$300 base and add travel surcharges, lodgement fees, and re-inspection fees on top. Detailed cost breakdown of what $250 covers.