Do I need approval?
Usually exempt
Planning
Above-ground tanks up to 10,000 L are usually exempt development under the Codes SEPP 2008, if all standards are met. Tanks taller than 1.8 m must sit at least 450 mm from each boundary and behind the front building line. Hornsby Council, Ryde Council
DA needed
Not exempt
Above-ground tanks cannot be exempt in a foreshore or environmentally sensitive area. Below-ground tanks are exempt only on land zoned RU1, RU2, RU3, RU4, RU6 or R5. Larger tanks may need a development application. NSW Planning, Tweed Council
Plumber
Plumbing and BASIX
Connecting a tank to toilets, laundry or town water needs a licensed plumber and council plumbing approval in many areas. New homes need a BASIX certificate that states the minimum tank size. Tweed Council, BASIX
Bushfire water
On a 4,000 m² lot without mains or hydrant: 10,000 L. Steel or concrete; plastic needs protection under RFS guidelines. Metal ball valve and pipes; 200 mm access hole on underground tanks.
Common development consent condition under Planning for Bush Fire Protection 2019 Table 7.4a. The 10,000 L figure for smaller lots is our planning assumption; your consent conditions decide. Source
New homes and renovations
New homes, alterations and additions of $50,000 or more, and pools of 40,000 L or more need a BASIX certificate. NSW Planning Portal The certificate states the minimum tank size. Water set aside for firefighting cannot be counted toward BASIX, so a fire reserve comes on top. NSW Planning Portal BASIX measures against a benchmark of 247 litres per person per day. BASIX water targets
What size works here
Coastal homes: the Hunter Joint Organisation says 3,000 to 5,000 L is generally enough for an average home and takes about 2 to 3 m² of ground. Hunter Joint Organisation
Bushman Tanks suggests 10,000 to 22,500 L in the highlands and 20,000 to 46,000 L in the central band to ride out dry periods. Bushman Tanks
1,000 L3,000 L5,000 L10,000 L22,500 L46,400 L
Size a tank for NSWRebates
| Program | What | Until | Status |
|---|---|---|---|
| Rous County Council Ballina, Byron, Lismore (not Nimbin), Richmond Valley (not Casino) | $200 for 2,000 to 4,499 L, $800 for 4,500 to 8,999 L, $1,000 for 9,000 L or more. Plus $620 if all toilets are connected and $550 for the washing machine. | Tanks paid and installed by 30 June 2027 | Open |
| Clarence Valley Council Council town water customers | 3,000 to 6,999 L: $200 tank only, $500 plumbed. 7,000 L or more: $300 tank only, $600 plumbed. $300 for plumbing in an existing tank of 3,000 L or more. | No end date stated | Open |
| Kyogle Council Kyogle, Bonalbo, Woodenbong on town water and sewer; homes built before July 2005 | $200, $300 or $400 by tank size from 2,000 L. Plus $150 for toilet flushing and $120 for the washing machine. | Form dated July 2026; the form shows two different limits for the smallest band | Open |
| Tamworth Regional Council Properties on council water supply | Connected tank: 50% up to $200 (2,000 to 4,999 L), $800 (5,000 to 9,999 L) or $1,000 (10,000 L or more). Stand-alone: up to $100, $400 or $500. | Extended until February 2027 | Open |
| Upper Hunter Shire Council Upper Hunter homes | $400 for a tank of 9,000 L or more. | No end date stated | Open |
| Shoalhaven Water Properties on Shoalhaven town water | $500. Council approval before you install; tanks required by BASIX, a consent or a subdivision do not qualify. | No end date stated | Open |
| Inner West Council Rateable properties in the Inner West | 10c per litre for a tank only, up to 20c per litre when plumbed to toilet, laundry and hot water; capped at $2,000. Minimum 2,000 L. A free council workshop is compulsory. | No end date stated; page updated 23 Mar 2026 | Open |
From council and water-utility pages, checked 13 Nov 2026. All rebates
Suppliers for NSW
| Supplier | Materials | Delivery area, as the supplier states it |
|---|---|---|
| Bushman Tanks | poly, steel | Region pages for Brisbane, Sunshine Coast, Gold Coast, Toowoomba and the NSW North Coast |
| The Tank Factory (Duraplas) | poly, steel | Region pages for Brisbane, Sunshine Coast, Gold Coast and Tweed, Northern Rivers, Toowoomba |
| Kingspan Water Tanks | steel, poly | Australia-wide |
| Tankworld | poly | Region pages for Brisbane, Sunshine Coast, Gold Coast, Northern Rivers, Toowoomba; prices by delivery zone |
| Pioneer Water Tanks | steel | Region pages for Brisbane and Gold Coast; dealers in QLD and NSW |
| Elite Water | not checked | Listed as a Pioneer distributor in New South Wales |
| Select Water Tanks | not checked | Region pages for Gold Coast, Lismore and Northern Rivers, Toowoomba |
| Northern Rivers Rainwater Tanks | not checked | Lismore and surrounds |
| CMW Concrete Tanks | concrete | Northern Rivers; 10,000 to 110,000 L |
| Northern Rivers Wastewater | concrete | Concrete rainwater tanks; delivery area not stated |
| Tank Shop | poly, steel | Poly: SE QLD and northern NSW. Aquaplate: SE QLD, NSW, VIC. Delivery map on each product page |
| Clark Tanks | poly | Queensland, New South Wales, Victoria; also through Bunnings |
| Bunnings (special order) stockist | poly, steel | Stores Australia-wide; tanks are mostly special order |
Unclaimed listings from the suppliers' own pages, checked 13 Nov 2026. Supply NSW? Claim or add a listing.
Questions
Do I need council approval for a 5,000 L tank?
Usually not. Above-ground tanks up to 10,000 L are exempt development if they meet every standard in the Codes SEPP, such as a 450 mm boundary setback for tanks taller than 1.8 m. Hornsby Council
Can my BASIX tank also be my fire tank?
Only the part above the fire reserve counts for BASIX. NSW Planning Portal