Planning a renovation in Brisbane, a new build on the Sunshine Coast, or a granny flat in Townsville? The builder you choose will make or break your project. The Queensland Building and Construction Commission (QBCC) received over 4,200 complaints about builders in the 2023-24 financial year, and many of those problems could have been avoided with better due diligence upfront. This guide covers everything you need to know to hire a builder in Queensland with confidence. From checking QBCC licences to understanding deposit limits, contract rules, and your rights when things go sideways, you will find it all here. Start by browsing licensed builders in TradieVerify’s builder directory.
Why You Need a Licensed Builder in Queensland
The QBCC regulates all building work in Queensland. If your project costs more than $3,300 (including GST), the person doing the work must hold a current QBCC licence. This is not optional. It is the law under the Queensland Building and Construction Commission Act 1991.
Legal protection. A licensed builder in Queensland has met formal qualification requirements, passed financial checks, and demonstrated practical experience. Their work must comply with the National Construction Code and the Queensland Development Code.
Home warranty insurance. When you hire a builder in Queensland, they are required to provide home warranty insurance on residential projects over $3,300. This insurance protects you if the builder dies, disappears, or becomes insolvent before completing the work or fixing defects.
Accountability. Licensed builders are registered with the QBCC. If there is a dispute, you can lodge a formal complaint and the QBCC has powers to investigate, issue directions, and even suspend licences. With an unlicensed operator, your only option is the courts.
Penalties for using unlicensed builders. The QBCC can fine unlicensed operators up to $46,000 for individuals. But here is the catch for homeowners: if you knowingly hire an unlicensed builder, you lose your right to home warranty insurance protection and your access to the QBCC complaints process. That leaves you exposed.
You can check any Queensland builder’s licence status on TradieVerify’s search page in seconds.
How to Check a Builder’s QBCC Licence
Before you sign anything or hand over a single dollar, verify the builder’s licence. This takes five minutes and could save you tens of thousands.
Step 1: Use TradieVerify search. Head to TradieVerify’s licence search and enter the builder’s name or licence number. TradieVerify cross-references QBCC data so you can confirm their licence status, class, and financial category in one place. This is the fastest way to hire a builder in Queensland with confidence.
Step 2: Verify on the QBCC website. For a second check, visit the QBCC online licence search at my.qbcc.qld.gov.au. Search by licence number or name and confirm the details match what the builder gave you.
What to check on the licence:
- Licence number — does it match the number on their quote and marketing?
- Licence class — is it appropriate for your project type? (See licence classes below.)
- Financial category — does it cover your project value?
- Expiry date — is the licence current, not expired?
- Conditions — are there any restrictions or conditions on the licence?
Check the QBCC excluded persons register. The QBCC maintains a public list of people who have been banned or excluded from holding a licence. If someone appears on this register, walk away immediately.
Red flag: contract signer must match licence holder. The person who signs your building contract must be the actual QBCC licence holder, or an authorised nominee of the licensed company. If someone else signs, your contract may not be valid and your insurance protections could be void.
You can also browse licensed builders in QLD on TradieVerify to find verified builders in your area.
Understanding QBCC Licence Classes and Financial Categories
Not all builder licences are the same. The QBCC issues different licence classes based on the type and scale of building work. Before you hire a builder in Queensland, make sure their licence class matches your project.
Licence Classes
| Licence Class | What They Can Build |
|---|---|
| Builder (Open) | All types of construction with no scope restrictions. Residential, commercial, industrial. |
| Builder (Medium Rise) | Buildings up to 3 storeys. Residential and some commercial. |
| Builder (Low Rise) | Residential buildings up to 3 storeys. Houses, townhouses, duplexes. |
| Builder (Restricted) | Specific categories only, such as kitchen/bathroom renovations, shopfitting, or structural landscaping. |
For a standard house build or major renovation, you need a builder with at least a Low Rise licence. For anything involving commercial elements or buildings above 3 storeys, you need Medium Rise or Open.
Financial Categories
The QBCC also assigns a financial category to every licensed builder. This sets the maximum project value they can take on. It is based on the builder’s financial standing, reviewed annually.
| Financial Category | Maximum Project Value |
|---|---|
| SC1 (Self-Certifying 1) | Up to $12,000 |
| SC2 (Self-Certifying 2) | Up to $36,000 |
| Category 1 | Up to $200,000 |
| Category 2 | Up to $600,000 |
| Category 3 | Up to $1,200,000 |
| Category 4 | Up to $3,000,000 |
| Category 5 | Up to $6,000,000 |
| Category 6 | Up to $12,000,000 |
| Category 7 | Unlimited |
Why this matters: If your project is worth $800,000 and the builder only holds a Category 2 licence (maximum $600,000), they cannot legally take on your job. If they do, you may not be covered by home warranty insurance. Always confirm the builder’s financial category can handle your project’s total value.
Learn more about builder licensing across Australia on the builder trade page.
Queensland Home Warranty Insurance
Home warranty insurance is one of the strongest protections available to Queensland homeowners. When you hire a builder in Queensland for residential work over $3,300 (including GST), they must provide this insurance before work starts.
Coverage period: 6 years and 6 months from the date of practical completion.
What is covered:
- Incomplete work — if the builder cannot complete the project due to death, disappearance, or insolvency
- Defective work — structural and non-structural defects arising from faulty workmanship
- Subsidence — ground movement caused by building work
What is NOT covered:
- Buildings over 3 storeys high
- Commercial or industrial buildings
- Damage caused by the homeowner
- Normal wear and tear
- Work done under an owner-builder permit
The builder must provide you with the insurance certificate before work starts. Do not let anyone begin until you have this document in your hands. If a builder says the insurance will come later, that is a red flag.
How to check coverage: The QBCC can confirm whether a home warranty insurance policy has been issued for your project. Call them on 139 333 or check through the QBCC portal.
QLD Contract Requirements and Deposit Limits
Queensland has some of the strongest contract protections for homeowners in Australia. These rules exist because too many people have been burned by dodgy contracts. When you hire a builder in Queensland, the law sets clear boundaries.
Written contract is mandatory for all building work over $3,300 (including GST). Verbal agreements are not enforceable for building work above this threshold.
Deposit Limits
| Contract Value | Maximum Deposit |
|---|---|
| $3,300 to $20,000 | 10% of the contract price |
| Over $20,000 | 5% of the contract price |
Any builder who asks for more than these amounts is breaking the law. Full stop. If someone asks for 20% or 30% upfront, walk away.
Progress Payments
Progress payments must be tied to defined building stages, not arbitrary dates. Standard stages include:
- Base stage (slab or stumps)
- Frame stage
- Lock-up stage (roof, external walls, doors, windows)
- Fixing stage (internal linings, cabinetry, plumbing/electrical fit-off)
- Practical completion
Each progress claim should reflect the work actually completed. You have the right to inspect work before paying each stage.
Cooling-Off Period
For domestic building contracts, you have a 5 business day cooling-off period from the date you sign. During this time, you can cancel the contract without penalty (though you may need to pay reasonable costs already incurred by the builder).
Mandatory Contract Inclusions
Under the QBCC Act, your contract must include:
- Builder’s QBCC licence number
- A description of the work to be performed
- The contract price (or how it will be calculated)
- Start and completion dates
- The deposit amount
- A progress payment schedule
- Details of any provisional sums and prime cost items
- Insurance details
- Dispute resolution procedures
- Your cooling-off rights
For more advice on getting the best deal, read the complete guide to getting quotes from tradies.
How to Get and Compare Quotes in Queensland
Getting multiple quotes is standard practice in Australia, and Queensland is no different. Aim for at least 3 written quotes before deciding who to hire as a builder in Queensland.
What a Queensland builder quote should include:
- Builder’s full name and QBCC licence number
- ABN (Australian Business Number)
- Detailed scope of work
- Itemised pricing for each stage or component
- Prime cost items (PC items) and provisional sums clearly listed
- Timeline with start and completion dates
- Inclusions and exclusions stated clearly
- Payment terms and schedule
Comparing quotes — the right way:
Compare like-for-like. One builder may quote $350,000 for a new build while another quotes $290,000, but the cheaper quote might exclude landscaping, driveways, and site preparation. Always read the inclusions and exclusions.
Ask each builder:
- What is your QBCC licence class?
- What is your financial category?
- Can you provide your home warranty insurance certificate?
- Can I speak with two recent clients?
Watch out for provisional sums. These are estimates for items where the final cost is unknown (like excavation or plumbing connections). A builder who loads up on high provisional sums may be hiding the true cost. Get clarity.
For a deeper breakdown, check out the guide on how to read and compare trade quotes in Australia.
Red Flags When Hiring a Queensland Builder
After thousands of complaints to the QBCC every year, the warning signs are well documented. If you spot any of these when trying to hire a builder in Queensland, proceed with extreme caution or walk away.
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Asking for cash payments to avoid GST. This is tax fraud, and it means there will be no paper trail if something goes wrong. No receipt, no recourse.
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No QBCC licence number on marketing materials. Licensed builders are required to display their QBCC licence number on all advertising, business cards, and quotes. If it is missing, ask why.
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Unwilling to provide a home warranty insurance certificate. If they dodge this request, they either do not have insurance or are not licensed. Either way, do not proceed.
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Pressure to sign the contract quickly. You have a 5 business day cooling-off period for a reason. Any builder who pressures you to sign immediately and start work the next day is a red flag.
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Quote significantly below all other quotes. If one quote is 30-40% cheaper than the rest, the builder is either cutting corners, underquoting to win the job (then hitting you with variations later), or not including everything.
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No fixed business address or ABN. A legitimate builder has a registered business address and an active ABN you can verify on the ABR website.
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Cannot provide references from recent clients. Every established builder should be able to give you contact details for at least two recent clients. If they refuse, something is off.
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Wants to start work before the contract is signed. This removes your legal protections. No contract means no QBCC complaint pathway.
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Different person signs the contract than the licence holder. The contract signer must be the QBCC licence holder or an authorised nominee. If someone else signs, your insurance may be void.
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History of QBCC directions or sanctions. Check the QBCC website for any enforcement actions against the builder. A single resolved complaint may not be concerning, but a pattern of directions or licence suspensions is a dealbreaker.
Owner-Builder Permits in QLD
If you are thinking about managing the build yourself rather than hiring a builder in Queensland, you will need an owner-builder permit for any project over $11,000.
How to apply: Owner-builder permits are issued by the QBCC. You will need to complete an approved owner-builder course and submit an application with your project details.
Key things to know:
- No home warranty insurance. As an owner-builder, you cannot get home warranty insurance. This means the person buying your property later has no insurance protection on the work you did.
- Disclosure requirement. If you sell the property within 6 years of completing owner-builder work, you must disclose this to the buyer in the contract of sale. Failure to disclose can result in legal action.
- You are responsible for safety. As an owner-builder, you take on all workplace health and safety obligations. You must coordinate trades, manage site safety, and comply with WHS laws.
- Subcontractors must still be licensed. Even as an owner-builder, every subcontractor you engage must hold a current QBCC licence for their trade.
Owner-building can save money, but it comes with serious responsibilities and risks. For a full breakdown, read the owner-builder permits guide.
What to Do If Something Goes Wrong: QBCC Complaints and QCAT
Even with the best preparation, building projects can go wrong. Queensland has a structured dispute resolution process, and knowing the steps in advance helps you act quickly.
Step 1: Raise the issue directly with the builder in writing. Put your complaint in an email or letter. Describe the problem clearly, reference your contract, and give the builder a reasonable timeframe to respond (14 days is standard). Keep a copy of everything.
Step 2: Lodge a complaint with the QBCC. If the builder does not respond or you cannot reach a resolution, lodge a formal complaint with the QBCC. You can do this online at qbcc.qld.gov.au or by calling 139 333. The QBCC handles complaints about defective work, incomplete work, and licensing breaches.
Step 3: QBCC investigation and direction. The QBCC will investigate your complaint. If they find the builder is at fault, they can issue a direction to rectify the defective work within a set timeframe. Builders who fail to comply with a QBCC direction face licence suspension or cancellation.
Step 4: QCAT for unresolved disputes. If the QBCC process does not resolve your issue, you can apply to the Queensland Civil and Administrative Tribunal (QCAT). QCAT can hear building disputes and has powers to order rectification, award compensation, and make binding decisions.
QCAT powers include:
- Ordering the builder to fix defective work
- Awarding financial compensation for losses
- Terminating contracts in serious cases
- Issuing injunctions to stop work
Payment disputes. If you have a dispute about progress payments, the Building Industry Fairness (Security of Payment) Act 2017 provides a separate process. This Act allows subcontractors and builders to pursue unpaid amounts through adjudication, and homeowners can use it to challenge invalid payment claims.
For detailed advice on handling disputes, read the building disputes guide.
How Much Does a Builder Cost in Queensland?
Builder costs in Queensland vary depending on the project type, location, access, and finish level. Here are typical ranges to help you budget before you hire a builder in Queensland.
Common Project Costs in QLD
| Project Type | Typical QLD Price Range |
|---|---|
| New home build (standard) | $1,500 - $2,500 per sqm |
| New home build (premium) | $2,500 - $3,500+ per sqm |
| Full renovation | $1,000 - $3,000 per sqm |
| Kitchen renovation | $15,000 - $50,000 |
| Bathroom renovation | $10,000 - $35,000 |
| Granny flat | $80,000 - $180,000 |
| Deck or pergola | $8,000 - $30,000 |
| Home extension | $1,800 - $3,200 per sqm |
Hourly Rates
General builder hourly rates in Queensland typically sit between $50 and $90 per hour, though this varies by region and experience. Most builders prefer to quote on a fixed-price or cost-plus basis for larger projects rather than hourly.
Factors Affecting Price
- Location. Brisbane metro builders tend to charge more than regional QLD builders due to higher overheads. The Gold Coast and Sunshine Coast are similarly priced to Brisbane.
- Site access and conditions. Sloping blocks, difficult access, or rock require extra work and cost more.
- Material choices. Timber framing is cheaper than steel framing. Colorbond roofing costs less than concrete tiles.
- Cyclone-rated construction. If you are building in North Queensland (Townsville, Cairns, Mackay), your build must meet cyclone-rated standards. This adds to structural costs for tie-downs, thicker roofing, and rated windows. Expect a 10-20% premium over South-East Queensland pricing.
- Market conditions. Trade shortages and material supply issues can push prices up. Always get current quotes.
For more cost breakdowns, browse the full range of cost guides on TradieVerify.
Frequently Asked Questions
Do I need a licensed builder for all work in Queensland?
No. A QBCC licence is required when the total cost of building work exceeds $3,300 including GST. Below that threshold, licensing is not mandatory, though you may still choose to hire a licensed builder for quality and warranty protection. Some work, like structural alterations, should always be done by a licensed professional regardless of cost. Check the QLD state page for more details on licensing requirements.
How do I verify a QBCC licence is current?
The fastest way is to search on TradieVerify, which cross-references QBCC data and shows licence status, class, and financial category. You can also search directly on the QBCC website at my.qbcc.qld.gov.au. Always check before signing a contract.
What is the maximum deposit a QLD builder can charge?
For contracts between $3,300 and $20,000, the maximum deposit is 10% of the contract price. For contracts over $20,000, the maximum deposit is 5%. Any builder who asks for more is breaking the law. Report excessive deposit requests to the QBCC.
What does QBCC home warranty insurance cover?
Home warranty insurance covers you for 6 years and 6 months from practical completion. It protects against incomplete work, defective work, and subsidence caused by building work if the builder dies, disappears, or becomes insolvent. It does not cover buildings over 3 storeys, commercial work, or normal wear and tear.
How do I lodge a complaint about a QLD builder?
Start by raising the issue with the builder in writing. If that does not resolve it, lodge a formal complaint with the QBCC online at qbcc.qld.gov.au or by calling 139 333. The QBCC will investigate and can issue directions for rectification. For more steps, see the building disputes guide.
Can I be an owner-builder in Queensland?
Yes, but you need a QBCC owner-builder permit for projects over $11,000. You must complete an approved owner-builder course before applying. Be aware that you will not have home warranty insurance, and you must disclose owner-builder work when selling the property within 6 years. Read the full owner-builder permits guide for details.
Sources
- QBCC — Find a Licensed Contractor: https://www.qbcc.qld.gov.au
- QBCC — Home Warranty Insurance Guide for Homeowners: https://www.qbcc.qld.gov.au/news/home-warranty-insurance-guide-homeowners
- Queensland Building and Construction Commission Act 1991
- Building Industry Fairness (Security of Payment) Act 2017
- QCAT — Building Disputes: https://www.qcat.qld.gov.au
- Master Builders Queensland: https://www.mbqld.com.au
- Housing Industry Association QLD: https://hia.com.au