Sutherland Shire · AS 3660.1
Perimeter and under-slab termite systems installed to AS 3660.1 for waterfront new builds and rebuilds around Gannons Bay, Great Turriell Bay and the bushland reserve at Lilli Pilli Point.
Quick answer
Yes, a new home or rebuild on the Port Hacking foreshore in Lilli Pilli needs a termite management system. The suburb sits in a termite-prone part of the Sutherland Shire, so the NCC requires a compliant system installed to AS 3660.1, with collars and under-slab work completed before the pour. The durable notice and installation certificate then go to your certifier before the Occupation Certificate.
Termite barriers in Lilli Pilli
Lilli Pilli is a small Sutherland Shire suburb on the northern shore of the Port Hacking estuary, in postcode 2229 about 24 km south of the Sydney CBD, wrapped by Gannons Bay, Great Turriell Bay and Little Turriell Bay. Most homes here are family houses on generous waterfront or near-waterfront blocks, many with direct water access, and building work is typically a knockdown rebuild or a substantial renovation rather than a greenfield estate. Lilli Pilli Point holds a bushland reserve that looks out over Royal National Park, and several streets run down to jetties and foreshore reserves.
That setting, bush at the point and water on three sides, makes the ground here unusually favourable for subterranean termites. Damp foreshore soil close to a slab, combined with old timber from jetties, retaining walls and mature gardens, gives termites both moisture and a food source right at the boundary, and bushland at the point adds established colonies with a straightforward path down toward the water. A pre-construction barrier on a Lilli Pilli rebuild has to deal with both directions of pressure at once, from the bush behind the block and from the damp ground in front of it.
Reviewed by Ismail, founder · Sutherland Shire coverage · Updated September 2026 · More Sutherland Shire suburbs
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Local conditions
Three conditions push termite risk higher on a Lilli Pilli waterfront block, and each changes how the barrier is detailed.
Lilli Pilli Point holds a bushland reserve overlooking Royal National Park, and reserves like this hold established termite colonies in old stumps, fallen timber and leaf litter. Blocks anywhere near that bushland edge get a full perimeter, not a minimal treated strip.
Gannons Bay, Great Turriell Bay and Little Turriell Bay wrap around Lilli Pilli on three sides, and that much water keeps foreshore soil damper for longer than an inland block. Subterranean termites favour exactly that kind of moisture when foraging toward a slab.
Waterfront gardens, retaining walls and private jetties in Lilli Pilli often carry decades of old timber that termites can already be feeding on before a rebuild even starts. We check that material during the quote so the barrier is sized to what is actually on the block.
What we install here
Most of our Lilli Pilli work is a knockdown rebuild or a major renovation on an existing waterfront or near-waterfront lot, with the occasional new home on a remaining vacant block. We install physical or chemical perimeter systems and under-slab membrane suited to foreshore ground conditions, with particular care around retaining walls and any structure close to the water's edge. One fixed quote from your plans covers every stage, and we schedule around your builder's pour date.
Local knowledge
Our Lilli Pilli work concentrates around Boomerang Avenue Reserve and Lilli Pilli Point, where bushland runs down toward Royal National Park, and along the foreshore reserves near Turriell Bay Road. Blocks backing onto that reserve, or fronting Gannons Bay and the Turriell Bays, get the most attention at the boundary, since bush and water pressure meet on the same site. Further from the water, standard suburban blocks still need the full system, just with less emphasis on foreshore detailing.
Lilli Pilli is certified through the Sutherland Shire, which asks for the same termite documentation on every new home or rebuild before it will issue the Occupation Certificate: a durable notice fixed in the meter box, and an installation certificate setting out the products used, the areas protected and the installer's licence. We provide both, along with maintenance advice suited to a waterfront property, as soon as the work is finished.
Lilli Pilli at a glance
| Suburb | Lilli Pilli, NSW 2229 |
|---|---|
| District | Sutherland Shire |
| Distance from Sydney CBD | 23.8 km south |
| Certifying council | Across Sutherland Shire |
| Standard applied | AS 3660.1 termite management systems |
| Installed | Before the slab pour, then staged through the build |
| Documents supplied | Installation certificate and durable notice |
| Typical builds covered | New homes, knockdown rebuilds, granny flats, duplexes, townhouses |
Systems we install
Every photo below is from one of our own Sydney jobs. We look at your slab design, site and budget, then recommend a system or a combination.
01A termite-resistant sheet laid over the whole prepared footprint before concreting, so termites can't come up through the slab anywhere.
02A sealed collar on every pipe, conduit and service that passes through the slab. These gaps are the most common hidden way in.
03Protection at the slab edge and into the wall cavity, which stops termites building hidden tunnels up the outside of the slab.
04An APVMA-registered termiticide zone in the soil, with an optional pipe network under paving so it can be recharged later without digging.
05Barriers for bearers, piers and raised timber floors on sloping or elevated blocks, where there's no slab to protect.
06Detailing for sandstone cuts, block retaining walls, step-downs and cut-and-fill sites, which are common across Sydney.
Why during construction
A retrofit can only treat around a finished house. A pre-construction system protects the parts nobody will ever be able to reach again.
A barrier put in during the build costs a fraction of a post-construction system, and far less than repairing termite damage.
New houses (Class 1) and outbuildings (Class 10) with termite-susceptible framing need a compliant termite management system.
Pipe penetrations and slab joints can only be fully protected while they're still open, before the concrete goes in.
An under-slab system covers ground that no treatment from outside the finished house can ever reach.
Your certifier needs the certificate and durable notice before issuing the Occupation Certificate. We supply both together.
Documented, compliant protection gives buyers, building inspectors and lenders confidence when the home is sold.
Installation stages
A termite barrier isn't a single visit. Each part goes in when the site is ready for it, and we fit around your plumber, concreter and bricklayer.
Send your plans and slab details. We recommend a system and give you one fixed price that covers every stage.
Collars go on every service once the plumber has set out, then the membrane or soil treatment is installed across the prepared site.
Perimeter and cavity protection is fitted as the brickwork or cladding goes up, so there's no unprotected gap at the slab edge.
Where it's specified, the chemical perimeter or reticulation system is completed around the building before paths and gardens go in.
A durable notice goes in the meter box, and the installation certificate goes to your builder and certifier.
The owner gets simple care instructions and an inspection schedule so the system keeps doing its job for years.
Compare systems
Both can meet AS 3660.1. The best choice depends on your slab type, what surrounds the house and how much ongoing upkeep the owner wants.
Physical protection
Entry-point protection
Soil protection
Top-up protection
Most of the Sydney builds we work on use a combination: physical collars on every penetration plus a physical or chemical perimeter.
For builders & developers
Builders, developers and owner-builders get a fixed quote from plans, a technician who turns up when the site is ready, and paperwork that never holds up sign-off.
Consistent pricing across lots, one point of contact and a full document set for every dwelling.
Missing durable notices and unclear install records are a common reason Occupation Certificates get held up. We hand everything over together so your certifier has it all in one go.
Paperwork
A complete document set for the builder, the certifier and every future owner of the property.
A permanent notice in the meter box showing the system, install date, installer, any chemical's life expectancy and inspection advice.
For: certifier, owner, future owners
Written confirmation of the system and products used, the areas protected and our licence details.
For: builder, certifier, owner
Details of the physical system or termiticide installed, including safety data sheets for any chemicals.
For: builder, owner
How to keep the system working, plus the recommended inspection frequency under AS 3660.2.
For: homeowner
From real jobs
Photos from our own Sydney sites, not stock images. Tap any photo to see it larger.
Membrane barrier across a large residential slab
Barrier work on a Sydney Harbour site
Installation through sandstone excavation
Perimeter barrier and sleeves on a new slab
Waffle pod formwork with collared penetrations
Membrane detailed against a retaining wall
Membrane sealed around a column
Protected slab edge with collar in place
Collared penetrations before the pour
Perimeter barrier on a completed slab edge
Pipe penetrations sealed into the membrane
Collars fixed through mesh before concreting
Google reviews
Real, verified reviews from homeowners and businesses we've worked with.
Pricing
Every build is different, so we don't guess. We price from your plans and give you one fixed written quote. Quoting is free.
After handover
A barrier only works while it stays intact and visible. Pass these on to the owner.
Free fixed quote
Tell us about your build and get a clear, fixed price, fast. We usually reply within 30 minutes during business hours.
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Lilli Pilli questions
Still unsure? Call and talk it through with a licensed technician.
+61 450 515 215Usually, yes. Bushland at Lilli Pilli Point and damp foreshore soil around the bays push termite pressure higher than an inland Sutherland Shire block, so we generally recommend a full physical perimeter rather than a minimal strip, with extra attention to any retaining wall or jetty timber near the new slab.
As soon as you have a rough slab date from your builder. Collars and any under-slab system go in after the plumber's rough-in and before the pour, and on a waterfront block with retaining or a sloping foreshore we like to see the engineering early to price the detailing properly.
It usually means a full physical perimeter rather than a strip treatment, because established bushland like that reserve holds termite colonies with a short path to your slab. We also check any garden bed or mulch against the house, since that is a common route termites use to bridge a barrier later.
In most cases, yes. The National Construction Code requires a termite management system for new houses and outbuildings in termite-prone areas where the primary building elements can be damaged by termites. Sydney is termite-prone, so the system is installed to AS 3660.1 and your certifier asks for the installation certificate and durable notice before the Occupation Certificate is issued.
It depends on slab area, perimeter length, the number of pipe penetrations, the system chosen, site complexity and how many visits the build needs. Send us the plans and we return one fixed written quote covering every stage. Quoting is free.
Nearby
Same crew, same staging and the same certifier-ready paperwork, right across the Sutherland Shire.
Service areas
From the Eastern Suburbs and Inner West to the Hills, the Shire and the western growth corridors. Every suburb has its own page with the local ground conditions, the council that certifies the work and the questions builders there ask us.
Slab pour coming up?
Send us your plans today for a fixed quote, or call and talk to a licensed technician about your site.
