Building Approvals QLD

Planning approval (sometimes called a Development Approval - DA) is issued by the local Council. It deals with land use and relaxation matters such as setbacks, zoning, flood or heritage overlays. Building approval is issued by a certifier and relates to how the structure is designed and built to meet the Building Code and legislation.

Some projects need both planning and building approvals and others can go straight through private certification. If council approval is required, we’ll guide you on that process and coordinate referrals as part of our role.

A private certifier checks your plans and on-site work against Queensland’s building laws (NCC/BCA + QDC). They issue your building approval, carries out or stipulates the required inspections, and make sure all documents get lodged with Council once the job’s done.

A Private Certifier acts independently of Council.

In Queensland, some small projects are classed as ‘accepted development', meaning they don’t need formal building approval. Things like small sheds, low decks, short fences or minor pergolas may be exempt if they meet specific size and height limits and are outside setback areas.

Just keep in mind that local Council planning rules can override these exemptions, so it’s always best to double-check before you start. Even if approval isn’t required, the work still needs to meet the building standards.

A typical submission includes:

• Site plan, floor plans, elevations
• Engineering details if required
• Design compliance (Form 15) if required
• Energy efficiency report
• Soil/site data
• Title Search
• The correct Development Application (DA) form (usually DA Form 2 for building work)

This can change depending on the project, but don’t worry, we will guide you through what's needed.

Your building approval is valid for 18 months. If work hasn’t substantially started or finished within that timeframe, the approval will lapse.

A Form 57 reminder will be issued 3-6 months before the deadline. And if you need more time, there may be options to extend upon application.

There are a few standard forms used throughout the process, depending on your project. Here’s a quick guide:

• Form 15 (Compliance Certificate) – Confirms your plans or specs meet code (design compliance).
• Form 16 (Inspection Certificate)– Certifies each stage has passed inspection.
• Form 21 (Final Inspection Certificate) – Final inspection certificate for Class 1a/10 builds (e.g. houses, sheds).
• Form 11 (Certificate of Occupancy)– Occupancy certificate or interim occupancy certificate for Class 2–9 buildings (e.g. units, commercial).
• Form 18/56 (Notices of engagement)– Confirms we've been appointed as your certifier.
• Form 58 (Notice to inspect a stage) – Used to notify us when an inspection stage is ready.

We’ll manage all the forms that apply to your project and let you know what’s needed at each stage.

If the work’s already done and wasn’t approved, Councils can take compliance action, so it’s important to get approval sorted. This is commonly referred to as retrospective approval (or as-built).

We can help you with retrospective approvals. Just send us the details and any plans or photos you have, and our team will guide you through what needs to happen next.

Yes. If a building or structure has been built without approval then Council can issue a notice requiring you to either obtain retrospective approval or remove it. If approval cannot be achieved, the building or structure will need to be removed.

This depends on the completeness of documents, whether planning referrals (e.g., relaxation variations, overlays) are needed, and how quickly RFI items are returned. We aim to have your project reviewed within 3-5 business days of engagement.

For most residential building work over $3,300, the builder must take out QBCC Home Warranty Insurance. This protects homeowners if work is defective or incomplete. A copy of the insurance cover must be provided to us before we can release your building approval.

Yes — if your project’s value is over $11,000 (incl. GST), you’ll need a QBCC Owner‑Builder Permit before starting. Certain trades (like plumbing or electrical) still need licensed professionals.

Yes. Even if you’re replacing something with the same size, design or materials, it’s still considered new building work and requires approval. The only exception is for minor repairs or maintenance, but if you’re unsure, check with us first and we’ll confirm what applies to your project.