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Importing a granny flat from China: the checks that protect you
A granny flat made in China goes through the same checks as any other import, then needs approval on your block like any other granny flat. Here is what applies in 2026: asbestos at the border, electrical and plumbing approvals for NSW, GST and duty, biosecurity and inspection before shipping, with the documents to ask for before you pay.
Who is the importer when you buy a granny flat made in China?
When you buy a unit from us, you are the importer: our customs broker clears the unit in your name, and you pay the GST and any duty at the border. Your quote estimates these amounts before you order. Being the importer does not affect your rights against us as the supplier of the unit.
It matters, because the law gives the importer duties of its own. Australian Border Force holds importers responsible for not importing goods that contain asbestos, and the importer pays GST at the same time and in the same manner as customs duty.
Asbestos: what Australian Border Force requires
All types of asbestos have been banned for use in Australia since 2003. Importing asbestos, or goods that contain it, is prohibited unless a permission has been granted or a lawful exception applies, under regulation 4C of the Customs (Prohibited Imports) Regulations 1956 (Australian Border Force, asbestos).
Prefabricated homes are a known risk. Border Force lists components of prefabricated housing among the goods that may contain asbestos, together with cement sheeting and panels (including sandwich panels, cement fibre board and calcium silicate board used in roofs, floors, ceilings and walls), gaskets and seals, sealants and adhesives, and sheet vinyl backing. In May 2024, the Asbestos and Silica Safety and Eradication Agency issued a safety information sheet on an increase in imports of prefabricated buildings containing asbestos.
Labels do not settle the question. Local standards in many countries allow low levels of asbestos, so goods made overseas may be labelled "asbestos free" and still contain it. A declaration of no asbestos content, whether from the importer, the manufacturer or a supplier, is not evidence on its own.
Border Force risk-assesses all goods entering Australia and targets those at risk. Goods suspected of containing asbestos are held at the border until it is satisfied; goods found to contain it are seized and forfeited, and the importer may face fines or prosecution.
What a valid asbestos test report looks like
The evidence Border Force accepts is a report from an accredited laboratory, on representative samples, using a recognised method of microscopy. It does not accept readings from portable or hand-held analysers. A valid report:
- comes from a laboratory accredited by NATA for asbestos testing in Australia or, for testing overseas before shipping, by a body that has a mutual recognition arrangement with NATA, with a valid scope of accreditation for asbestos in bulk samples at the time of testing;
- covers samples drawn from the actual shipment;
- is in English, or has enough English to show: the client, the test method and standard, the date and origin of each sample, its description, the result by polarised light microscopy, the analyst and the accreditation details;
- states that no asbestos was detected, and notes any level detected: some countries allow small levels, under 0.1% or in some cases under 1%.
Ask where the report comes from: Border Force warns that certification bought from online sellers or middlemen carries a risk that no testing was done. For our units, materials are sampled and tested by a NATA-recognised laboratory, and you receive the reports.
Electrical fittings: approval marks recognised in NSW
Declared electrical articles must be approved before they are sold in NSW. There are 66 classes of declared articles, and overseas certificates of approval and approval marks are not accepted, so a European CE marking is not enough on its own (NSW Government, electrical approval schemes).
Look for an approval number, such as a NSW Fair Trading number (NSW followed by digits) or a certificate number from a recognised external approval scheme, such as SAA or SGS.
Our units are fitted with switches, sockets and switchboards carrying Australian approval marks recognised in NSW, and wired at the factory to AS/NZS 3000. Before connection, the builder's licensed electrician inspects and tests the installation and issues the Certificate of Compliance for Electrical Work (CCEW).
Plumbing fittings: WaterMark and the lead-free transition
WaterMark is a mandatory national certification scheme for specified plumbing and drainage products. A product without it can still be sold, but if its type is on the WaterMark Schedule, a licensed plumber is not permitted to install it. You can check a product on the WaterMark Product Database, by licence number, model or brand (ABCB, WaterMark).
Since 1 May 2026, products can no longer be made under an existing WaterMark licence unless they are Lead Free WaterMark certified. WaterMark certified stock already in hand may still be installed until 1 May 2028, a date the Australian Building Codes Board describes as final (ABCB, Board meeting 2025-5).
Our fittings are specified as Lead Free WaterMark certified, and we check each certificate before your order.
GST, duty and the certificate of origin
GST is payable on imported goods unless an exemption applies: 10% of the value of the taxable importation, which adds up the customs value, any duty, and the cost of transporting the goods to Australia and insuring them in transit.
Prefabricated buildings come under heading 9406 of the Customs Tariff, which includes modular building units of steel fitted out inside. The general duty rate is 5%, and goods that originate under a free trade agreement are Free unless the tariff says otherwise. Under the China–Australia Free Trade Agreement (ChAFTA), Australia had eliminated its tariffs on goods originating in China by 1 January 2019. To claim the preferential rate, the goods must meet the agreement's rules of origin and come with a certificate of origin or a declaration of origin; otherwise, the general rate applies.
Our customs broker classifies the unit and lodges the import declaration in your name. For our units, the shipping documents include a ChAFTA certificate of origin, and our turnkey prices, from AUD 137,000 for the Yard 37 and from AUD 172,000 for the Yard 57, show the GST and import charges paid at the border on a separate line. Our guide to granny flat costs in Sydney shows every part.
Biosecurity checks at the border
Imported goods are also checked for biosecurity risks. Seasonal measures against the brown marmorated stink bug apply to goods shipped between 1 September and 30 April. China is listed for heightened vessel surveillance and as an emerging risk country: goods shipped from China in that period may be selected for a random onshore inspection, which covers tariff chapter 94, where prefabricated buildings belong (Department of Agriculture, Fisheries and Forestry).
For our units, the customs and biosecurity paperwork is prepared during the voyage, including these seasonal measures where they apply.
Inspection before shipping
For our units, an independent inspection company (SGS, Bureau Veritas, QIMA or similar) checks every unit at the factory against a written checklist: dimensions, structure, windows, finishes, fittings and documents. Materials are sampled for asbestos testing, and the factory is paid its balance only after the inspection is passed. Defects are fixed before the unit leaves, not after it arrives.
You receive the inspection report with photos and the asbestos test results. Our second payment, the balance, is due when we send you that report, before loading.
"Certified" and "complies": claims you should test
Under the Australian Consumer Law, any claim a business makes about its products must be accurate, truthful and based on reasonable grounds, and the ACCC can require a business to back up its claims. In some circumstances, leaving out important details can also be misleading (ACCC, false or misleading claims).
For a granny flat, what counts is the evidence behind the word. The National Construction Code accepts, for example, a CodeMark certificate, a Certificate of Accreditation, a certificate from a certification body, a report from an accredited testing laboratory or an engineer's certificate. And no seller can tell you that your granny flat is approved: that decision belongs to your council or certifier.
Importing on your own, or with Lodgeyard
The factories that build these units also sell for export. What changes is who does the checking, and who carries the risk.
| Step | On your own | With Lodgeyard |
|---|---|---|
| Find and compare factories | You, in English or Chinese | Us |
| Check licences and certificates | You | Us, at the source |
| Asbestos testing | You find a NATA-recognised laboratory | Included, reports sent to you |
| Freight, customs, delivery, site works | Several companies to find and manage | One turnkey quote: the unit delivered by us, the site works by the builder named in the quote |
| If something is wrong | A claim overseas, in English | Your consumer guarantees, with us |
More on how we work: why Lodgeyard and from the factory to your backyard.
Checklist before you order
- Asbestos test reports from a laboratory accredited by NATA, or overseas under a mutual recognition arrangement with NATA, on samples from your shipment.
- An approval recognised in NSW for every declared electrical article: an approval number, not an overseas mark.
- Lead Free WaterMark certificates for the plumbing fittings, checked on the WaterMark Product Database.
- A ChAFTA certificate or declaration of origin, and an estimate of the GST and import charges before you order.
- An independent inspection report, with photos, before you pay the balance.
- The approval pathway for your block, confirmed in writing by your council or certifier: see our guides to granny flat rules in NSW and expandable granny flats in NSW.
- A written quote that shows who is paid what, including the builder's licence number and Home Building Compensation details.
Frequently asked questions
Is a supplier's "asbestos-free" certificate enough?
No. Border Force gives no value to a declaration of no asbestos content unless valid documentary evidence backs it, such as a report from an accredited laboratory on samples from the actual shipment.
What happens if asbestos is found at the border?
The goods are seized as a prohibited import and forfeited for disposal, and the importer may face fines or prosecution.
Do I pay duty on a granny flat from China?
The general duty rate for prefabricated buildings is 5%. Goods that originate in China under ChAFTA can enter duty free, with a certificate or declaration of origin. As the importer, you pay GST either way.
How long does it take from order to delivery?
Four to six months for a first order of a model: three to six weeks of approvals (drawings, component lists, reference sample), five to seven weeks of production, then shipping, customs and delivery. The approval for your block comes first, and the builder's site works follow.
Who do I contact if something is wrong after delivery?
Us. You are the importer, but that does not affect your rights against us as the supplier of the unit. For the site works, the builder named in your quote is responsible.
General information, based on official sources read on 26 October 2026. It does not replace advice from your customs broker, your certifier, your council or a lawyer. Rules change: check the current version before you commit.