The role of a Building Certifier
A Building Certifier in Queensland is a licensed professional who assesses building plans for compliance with the National Construction Code, issues building approvals, conducts mandatory inspections during construction and provides final certification confirming the building is safe and legally compliant.
Sometimes referred to as a Building Inspector, the Building Certifier plays a crucial role in ensuring that building work complies with the relevant building regulations, construction standards and local planning requirements, including the National Construction Code (NCC) and Queensland Development Code (QDC).
Becoming a Building Certifier can take years of technical training and industry experience. Certifiers also complete ongoing professional development to maintain their licence and keep up with changes to the NCC and QDC.
Duties of a building certifier
- Assess plans for compliance
- Issue building approvals (Form 21 or Certificate of Occupancy)
- Carry out mandatory inspections
- Provide final certification
The building approval process in Queensland
- Engage a certifier
- Plans assessed
- Building approval issued
- Construction inspections
- Final certificate
When do you need a building certifier in Queensland?
If you are planning a new build or extension, a building approval will be required in most cases. This includes patios, decks, sheds, house extensions, carports, granny flats, new homes, and other buildings. In cyclonic regions, the requirements for building approvals are even higher and all external structures (including shade sails, gazebos and even small garden sheds) require building approval.
Some minor building works can be exempt from requiring a formal building approval, provided they comply with relevant codes and standards. A schedule of self-assessable works is available here. If you are unsure, you can contact us to determine if an approval is required.
How early should you engage a certifier?
Ideally, you should engage a Building Certifier in the design stage of your project, before building plans are finalised or submitted for approval. Early involvement from a certifier can help identify potential compliance issues before plans are lodged, preventing costly redesigns or delays.
However, no matter what stage your building project is at, we encourage you to contact our friendly team to obtain a quote and get the approval process underway. We can also assist with retrospective approvals if you have building work that has already been completed, but hasn’t ever been inspected or approved. For a quote on obtaining a retrospective approval, please contact us.
How much does a building certifier cost?
The cost of a Building Certifier in Queensland typically ranges from $1,000 to $6,000 for residential projects, depending on the size, complexity and number of inspections required. Commercial certification fees may exceed $50,000, depending on the project scope. The fees cover the assessment of plans and inspections, but fluctuate according to numerous variables. For example, flood, cyclone or bushfire overlays, siting variations and town-planning applications can all affect the cost of your approval. It is also important to note that certification fees are separate from charges imposed by city councils and external consultants, such as soil testing, structural engineering and fire safety. For retrospective approvals, you can find out more about the costs here.
Can a building certifier refuse an approval?
Building certifiers act as an independent check to ensure buildings are safe, compliant and fit for occupation. For this reason, they may sometimes refuse an approval, in the interests of protecting public safety and ensuring structural integrity. However, this is not often the case. Usually, the building certifier can help the client to problem-solve and find a solution that ensures compliance and approval. For dispute resolution, refer to the Queensland Building and Construction Commission (QBCC). Or to talk your project through, contact Buildable Approvals.
What happens if you don’t get a building approval?
If your building work is unapproved, it’s most likely also uninsured, which leaves you at risk. It also undervalues your property’s potential valuation by a bank or real estate agent, should you wish to sell. Unapproved work will be classed by your local authority as illegal building work, and your council can take legal action, especially if they receive a complaint. Many building certifiers will only provide approvals on work not yet constructed. Approvable Retrospective Building Approvals specialise in providing approvals for work already completed.
Mandatory inspection stages in Queensland
The number of mandatory inspections required depends on the complexity of the building work. For class 1 residential approvals, such as new homes, a footing, slab, frame and final inspection will be conducted. For class 10 structures, such as sheds, the footing and slab inspection are not usually required. More than four inspections may be required for commercial properties. In addition to the mandatory structural inspections, additional ones, such as a fire safety inspection by a person deemed competent, will also be undertaken.
Private certifier vs council: which should you choose?
Most councils outsource building approvals to private certifiers, such as Buildable Approvals. Some councils still offer building certification services, and you can call them to check if they offer in-house services. However, regardless of their employer, building certifiers must act independently and follow a strict code of conduct. The other key difference is that Council enforces planning laws and responds to issues such as stormwater, flooding, easements and neighbourhood complaints. You will also be subject to Councils Service Level Agreements which is often far longer than private certifiers.
At Buildable Approvals, we specialise in Building Approvals across Queensland, not just in one council area, offering expert guidance through every stage of the approval and inspection process. Our team are located throughout the state, and so they understand local planning requirements, building codes and the conditions your project must meet to achieve compliance.
Building certifier vs building inspector: what’s the difference in Queensland?
Often, these two terms are used interchangeably, and their roles and duties are the same. However, a building inspector can also refer to a professional who conducts pre-purchase inspections on properties. For example, if you are looking at buying a house and want an opinion on the quality and condition of the building work, you would engage a pre-purchase building inspector. Buildable Approvals and Approvable do not offer pre-purchase home inspections.
Need a building approval in Queensland?
Whether you’re a homeowner, builder or designer, we can help to ensure your building work meets all the required standards, accurately, efficiently and with complete transparency. Often, the builder engages the building certifier. However, you always have the right to engage your own building certifier. Our team of QBCC-licensed certifiers can answer any questions you may have, and our online tracking system allows you to check the status of your approval at any time.
- Fast turnaround
- Online tracking
- Local experts
Apply for a quote online here.
This article was written by a QBCC-licensed building certifier with more than 20 years of experience supporting quality construction across Queensland and issuing thousands of approvals. Disclaimer: The information in this document is provided as a guide only and is of a general nature. Specific advice will vary depending on the individual construction circumstances. It may be necessary to check with relevant qualified persons when interpreting these requirements or engage Approvable for a full initial assessment.