This is an expert contribution by Andrew Mackintosh
Planning to build a house in the Sunshine State? Building a house in Queensland isn’t just about picking the perfect view and checking for government rebates. There are so many things to think about! It can feel very overwhelming – and when you’re in that state of mind, critical elements can get overlooked. Queensland has some of Australia’s strictest building standards and each city council has its own bylaws and zoning considerations. If you’re new to Queensland or new to building, there’s a few things to check off before you get started.
Permits and Approvals
New builds in Queensland typically require:
Development Approval – issued by your local government authority
Building Approval – issued by a QBCC licensed private building certifier.
The best laid house building plans can come unstuck without understanding what’s needed to obtain the appropriate approvals. The parcel of land you intend to build on could be subject to development restrictions, zoning restrictions, availability of utilities or additional building regulations and requirements. If your building plans don’t meet the special requirements, approvals can be denied.
It’s important to understand how zoning, overlays, neighbourhood plans and how the Brisbane City Plan (or equivalent in other cities) can impact building plans. These important planning controls allow your council to:
- preserve the character, history and streetscape of particular areas
- impose additional requirements in areas prone to flooding, landslide, bushfire and other local hazards that can easily impact on building safety
- protect environmentally sensitive or significant areas (such as fragile wetlands and coastal areas)
- preserve access to precious natural resources
- pinpoint areas within your council’s boundaries that are ripe for potential development.
Complying with the many regulations on new builds in Queensland will inevitably incur unexpected costs. From solicitors to surveyors, from inspectors to lodgement fees, be prepared for surprises and keep some budget aside for the unexpected.
For guidance about the building permits and other approvals you’ll need, you should consult with:
- a Planning Information Officer at your local council
- a QBCC licensed private building certifier.
There are different obligations for owner builders, so ensure you understand exactly what’s required before you start building.
Choosing the Right Builder
Finding the right builder for your project is important. Look for proven experience with building projects similar to yours. Local expertise is ideal, as is open and transparent communication. If you feel comfortable speaking with a builder and they’re very responsive to your questions, this will be invaluable over the course of the project.
When choosing building contractors, read online reviews and ask for recommendations from people you trust. And before adding a builder to your shortlist, always ensure they are qualified, licensed and insured to complete the works. You can find licensed contractors via the QBCC.
Don’t settle on the first quote you receive. Make a shortlist of builders and request several quotes. The QBCC provides useful advice about comparing contractor quotes here.
Queensland has also seen a tumultuous few years in the building industry with several reputable builders going into liquidation. It’s not a bad idea to research the stability of the builder you engage.
Engage a Private Building Certifier
A QBCC licensed private building certifier can handle building approvals, mandatory inspections, and final certification.
Stay On Top of the Build Progress
Regular communication with your builder throughout the construction period is recommended, as is attending onsite inspections to ensure the renovations are going ahead as expected.
Final Certification Documents
Once the build is complete, the building certifier is responsible for providing final certification that confirms the construction work meets all the relevant standards, codes and regulations. They should provide a copy of all certification documents to you and your local council.
Independent Inspections
You would think that a new build would be defect-free, but unfortunately, that’s not what the evidence shows. News reports highlighting major defects in new builds are all too common, with issues ranging from poor waterproofing and uneven flooring, to inadequate drainage and foundation cracks.
Final building inspections carried out by a council inspector or private certifier will check the home for compliance issues, but they are not obliged to make mention of workmanship or any aspects of the build quality that may have been hidden.
To protect yourself and make use of Australian statutory warranty periods for new builds, it’s highly recommended to engage a certified building inspector to carry out the following inspections:
At practical completion, before taking possession
- Within the first 12 months to identify early settling issues
- Before the 2-year minor defects warranty period expires
- Before the 6-year major defects warranty period expires
Building a new home in Queensland may feel like a journey through red tape and unexpected fees but all those setbacks help create the dream home, in your dream location.
