You want to manage your own renovation or build. Maybe you have seen the quotes from licensed builders and thought you could save 20 to 30 per cent by coordinating the project yourself. Owner builder permits exist to let you do exactly that, but they come with legal obligations that most people do not fully understand until they are already committed.
An owner builder permit does not make you a builder. It gives you permission to manage building work on your own property, hiring licensed subcontractors to do the actual trade work. You are personally responsible for building compliance, workplace safety, insurance, and statutory warranties that follow the property for up to seven and a half years. With over 178,000 active trade licences on TradieVerify, verifying every subcontractor you hire is not optional when you hold an owner builder permit.
This guide covers owner builder permit requirements in every state and territory.
What Is an Owner Builder Permit?
An owner builder permit (called owner builder approval in WA) authorises a property owner to coordinate residential building work without engaging a licensed builder as the head contractor. You take on the builder’s management role yourself.
What it authorises. Coordinating subcontractors, arranging inspections, managing the schedule, and overseeing the project. You act as the principal contractor under workplace health and safety legislation.
What it does not authorise. The permit does not give you a trade licence. Plumbing, electrical, gasfitting, and air conditioning still require separately licensed tradespeople regardless of who manages the project.
Who is eligible. You must be a natural person (not a company), own the property (or be purchasing it), and intend to live in the completed dwelling. Investment properties are generally excluded.
State-by-State Owner Builder Permit Requirements
The rules differ significantly across Australia. Permit thresholds, training requirements, insurance obligations, and resale restrictions all vary by state.
New South Wales
Regulator: NSW Fair Trading Permit threshold: $10,000 (including labour and materials) Course required: Yes. Approved owner builder course plus White Card (general construction induction). The course is mandatory for work valued above $20,000. Permit frequency: One permit every five years per person.
Work between $10,000 and $20,000 requires a permit but not a course. Above $20,000, both are mandatory.
Insurance: HBCF insurance (managed by SIRA) does not cover owner builder work directly. Licensed contractors you engage must hold their own HBCF insurance for work above $20,000. If you sell within 7.5 years, you must provide buyers with insurance certificates.
Resale restriction: Disclosure required within 7.5 years of completion. Failure to disclose: fines up to $22,000. Penalties for working without a required permit: up to $22,000 or two years imprisonment.
Queensland
Regulator: Queensland Building and Construction Commission (QBCC) Permit threshold: $11,000 (including GST) Course required: Yes. QBCC-approved owner builder course. Permit frequency: One permit every six years per person.
The QBCC regulates both owner builders and licensed builders. With 35,393 active licensed builders in Queensland on TradieVerify, it is Australia’s largest building regulator.
Insurance: QBCC home warranty insurance applies to residential work above $3,300. Your licensed subcontractors must hold appropriate QBCC licences. Coverage: six years (structural) and one year (non-structural).
Resale restriction: Disclosure required within 6 years of completion. Recorded on the property title for seven years. The $11,000 threshold applies to the total project value, not individual trade contracts.
Victoria
Regulator: Victorian Building Authority (VBA), transitioning to Building and Plumbing Commission (BPC) from 1 July 2025 Permit threshold: $16,000 Course required: Yes. VBA-approved eLearning course plus White Card. Permit frequency: One permit every five years per person.
Victoria has 41,570 active licensed builders on TradieVerify. Owner builders must complete an eLearning course before applying for a Certificate of Consent (Victoria’s term for the permit).
Insurance: Domestic building insurance required if you sell within 6.5 years. Under 2025 reforms, this becomes first-resort insurance: the buyer can claim directly without first proving you cannot rectify.
Resale restriction: Disclosure required within 6.5 years. The Certificate of Consent requires five-year residency intention, excluding investment builds.
Western Australia
Regulator: Department of Energy, Mines, Industry Regulation and Safety (DEMIRS) / Building Services Board Permit threshold: $20,000 (called Owner Builder Approval) Course required: Yes. Approved owner builder course. Permit frequency: Not formally restricted, but repeat applications face additional scrutiny.
WA has the highest permit threshold in Australia at $20,000. With 12,413 active licensed builders on TradieVerify.
Insurance: Home indemnity insurance required if you sell within six years. Arranged before the sale, not before construction.
Resale restriction: Disclosure required within 6 years. WA uniquely allows owner builders to do some commercial building work on their own premises.
South Australia
Regulator: Consumer and Business Services (CBS) Permit threshold: $12,000 Course required: No mandatory course, though a White Card may be required for on-site presence. Permit frequency: Not formally restricted.
SA does not require a formal owner builder course, making it one of the more accessible jurisdictions. Building work above $12,000 still requires a separate building permit from a certifier or council.
Insurance: Home indemnity insurance required above $12,000.
Resale restriction: Statutory warranties apply for five years. Disclosure required on the contract for sale.
ACT
Regulator: Access Canberra (Construction Occupations Registrar) Permit threshold: $12,000 Course required: Yes. Owner builder course certificate must be obtained within five years of the application. Permit frequency: Not formally restricted, but each application is assessed on its merits.
The ACT has 4,751 active licensed builders on TradieVerify. Permits are issued by the Construction Occupations Registrar through Access Canberra.
Insurance: Home warranty insurance required above $12,000.
Resale restriction: Disclosure required within 6 years. A defects liability report must be provided before settlement.
Tasmania
Regulator: Consumer, Building and Occupational Services (CBOS) Permit threshold: $5,000 Course required: No mandatory course. Permit frequency: Two permits per 10-year period per person. This is the strictest frequency limit in Australia.
Tasmania has the lowest owner builder permit threshold ($5,000) and the strictest frequency limit (two permits per decade), effectively preventing serial owner building.
Insurance: No mandatory home warranty insurance scheme exists in Tasmania for any building work, including owner builder projects.
Resale restriction: Disclosure required on the contract for sale. The two-permits-per-ten-years rule is absolute.
Northern Territory
Regulator: Building Practitioners Board (BPB) and NT Building Advisory Services Permit threshold: $12,000 Course required: No mandatory course or White Card. Permit frequency: Not formally restricted.
The NT has the lightest regulatory burden for owner builders. No mandatory course, no White Card requirement, and no frequency limit.
Insurance: Not mandatory for owner builders in the NT.
Resale restriction: Disclosure required on the contract for sale.
State-by-State Comparison Table
| State | Regulator | Permit Threshold | Course Required | Insurance on Sale | Resale Disclosure Period | Permit Frequency | Verify Trades |
|---|---|---|---|---|---|---|---|
| NSW | Fair Trading | $10,000 | Yes (above $20K) | Yes (within 7.5yr) | 7 years 6 months | 1 per 5 years | Browse |
| QLD | QBCC | $11,000 | Yes | Yes (within 6yr) | 6 years (7yr on title) | 1 per 6 years | Browse |
| VIC | VBA (BPC from July 2025) | $16,000 | Yes (eLearning) | Yes (within 6.5yr) | 6 years 6 months | 1 per 5 years | Browse |
| WA | DEMIRS | $20,000 | Yes | Yes (within 6yr) | 6 years | Not restricted | Browse |
| SA | CBS | $12,000 | No | Yes (above $12K) | 5 years | Not restricted | Browse |
| ACT | Access Canberra | $12,000 | Yes | Yes (within 6yr) | 6 years | Not restricted | Browse |
| TAS | CBOS | $5,000 | No | No scheme available | Required on sale | 2 per 10 years | Browse |
| NT | BPB / NT BAS | $12,000 | No | Not mandatory | Required on sale | Not restricted | Browse |
What Work You Can and Cannot Do Yourself
The permit lets you manage a project. It does not let you do all the physical work yourself. Certain trades are restricted by law in every state, and doing this work without the correct occupational licence is a criminal offence.
Work that always requires a licensed tradesperson (all states):
- Plumbing and drainage. All water supply, sanitary plumbing, stormwater drainage, and sewer connections. Verify a plumber’s licence.
- Electrical. All electrical wiring, power points, lighting circuits, switchboard work, and smoke alarm installation. Verify an electrician’s licence.
- Gasfitting. All gas pipe installation, appliance connection, and gas compliance testing. Verify a gasfitter’s licence.
- Air conditioning and refrigeration. Any work involving refrigerant gases (split systems, ducted systems). Verify an air conditioning technician’s licence.
- Waterproofing. Wet area membrane application in bathrooms, showers, and laundries (licensed trade in QLD, required under AS 3740 everywhere).
Work you can generally do yourself as an owner builder:
- Painting (interior and exterior, provided no lead paint disturbance on pre-1970 homes)
- Tiling (non-wet-area floor tiling only; wet area tiling requires licensed waterproofing first)
- Landscaping (soft landscaping, garden beds, lawn, planting)
- Demolition (non-structural, non-asbestos; asbestos removal requires a Class A or B licence)
- Fencing (boundary fencing not requiring engineering)
- Insulation installation (batts, not spray foam)
- Internal fit-out (shelving, built-in wardrobes, non-structural)
Grey areas that depend on your state:
- Concreting. Licensed in QLD (above $3,300), not licensed in most other states.
- Structural carpentry. Framing and load-bearing work generally requires a builder’s licence or carpentry licence, but non-structural carpentry (skirting boards, architraves) does not.
- Retaining walls. Requirements vary by height: under 600mm is generally exempt, 600mm to 1m may need a landscaper licence (QLD), above 1m typically requires engineering and a builder.
Insurance Obligations for Owner Builders
As principal contractor, you carry insurance responsibilities that a licensed builder would normally handle.
Public liability insurance. Not legally mandated in all states, but strongly recommended. A minimum of $10 million cover protects you if a worker, visitor, or neighbour is injured during construction.
Workers compensation. Required if you engage workers (not subcontractors running their own business) and pay above the state wages threshold ($7,500/year in NSW).
Contract works insurance. Covers the building works against fire, storm, theft, and vandalism. Your home and contents policy does not cover a building site.
Home warranty insurance (on sale). Most states require this before settlement if you sell within the disclosure period. Covers the buyer for structural defects (six years) and non-structural defects (one to two years).
Resale Restrictions and Statutory Warranties
The resale disclosure period is the most consequential rule that owner builders overlook. If you sell within the disclosure window, you are personally liable for defects under statutory warranties: structural defects for six years, non-structural for one to two years. If a buyer discovers a cracked foundation three years after you sold, they can pursue you personally. Your liability is unlimited.
Protecting yourself:
- Keep all records. Contracts, invoices, compliance certificates, and inspection reports. Store for at least 7.5 years (the longest disclosure period, NSW).
- Use licensed subcontractors only. Verify every subcontractor on TradieVerify. If an unlicensed worker causes a defect, you bear the full cost.
- Get independent inspections at each mandatory stage (footings, frame, lock-up, final). Their reports become evidence of compliance.
How to Apply for an Owner Builder Permit
The process varies by state but generally follows these steps:
Step 1: Complete training (where required). Five states require an approved owner builder course ($200 to $500, usually online). NSW and VIC also require a White Card.
Step 2: Obtain a building permit. Separate from the owner builder permit. Issued by a private certifier or council confirming NCC compliance.
Step 3: Apply for the owner builder permit. Submit to your state regulator with proof of ownership, training certificate, building plans, and signed declaration.
Step 4: Engage licensed subcontractors. Verify each licence on TradieVerify before regulated work begins. Get written contracts and confirm insurance.
Step 5: Manage inspections. You are responsible for booking mandatory inspections at each construction stage. Missing inspections can trigger stop-work orders.
Common Owner Builder Mistakes
Underestimating total cost. Owner builder projects run 20 to 40 per cent over budget. Subcontractors charge higher rates for owner builders. Factor in a 25 per cent contingency.
Skipping insurance. A single workplace injury can bankrupt you personally. Budget $2,000 to $5,000 for public liability and contract works cover.
Using unlicensed workers. If an unlicensed worker causes a defect after you sell, you cannot pursue a claim through the state regulator. Always verify on TradieVerify.
Ignoring resale implications. Saving $30,000 on a renovation means accepting up to 7.5 years of personal liability for defects.
Poor project sequencing. Trades work in a specific order. Calling the plasterer before the electrician has roughed in creates rework. Licensed builders know this sequence; owner builders learn it the hard way.
Frequently Asked Questions
Do I need an owner builder permit for a small renovation?
It depends on your state. Tasmania requires a permit above $5,000, NSW above $10,000, and WA above $20,000. If your project involves structural changes or requires a council building permit, apply for an owner builder permit regardless of value.
Can I get an owner builder permit for an investment property?
Most states require you to intend to live in the property. Victoria requires a five-year residency intention. If you are building purely as an investment, you will likely need to engage a licensed builder instead.
What happens if I sell an owner-built property?
You must disclose the owner builder status on the contract for sale. The disclosure period ranges from five years (SA) to seven years and six months (NSW). Within this window, you are personally liable for structural defects (six years) and non-structural defects (one to two years). Most states require you to arrange home warranty insurance before settlement to protect the buyer.
Can I do my own plumbing or electrical work as an owner builder?
No. The permit authorises you to manage a building project, not to perform licensed trade work. Plumbing, electrical, gasfitting, and air conditioning work must be performed by separately licensed tradespeople in every Australian state and territory. You can verify trade licences on TradieVerify.
How much does it cost to become an owner builder?
Owner builder course ($200 to $500), White Card ($60 to $100), permit application ($50 to $250), insurance ($1,500 to $4,500), and building permit ($500 to $2,000+). Total compliance costs: $2,000 to $7,000 before construction begins.
Is being an owner builder worth it?
Potential savings are 15 to 30 per cent of total project cost from avoiding the builder’s margin. However, this comes with personal liability, resale restrictions, higher subcontractor rates, and significant time investment. For straightforward renovations under $100,000 with reliable trade contacts, it can work. For complex builds, most homeowners find the risk outweighs the savings.
Key Takeaways
- Owner builder permits are state-regulated. Each state has different thresholds, training requirements, insurance rules, and resale restrictions. Check the comparison table for your jurisdiction.
- You cannot do licensed trade work. Plumbing, electrical, gasfitting, and air conditioning always require licensed tradespeople. Verify every subcontractor on TradieVerify.
- Resale restrictions are serious. You are personally liable for defects for up to 7.5 years (NSW). This liability is unlimited and not covered by insurance unless you arrange home warranty insurance before selling.
- Keep every record. Contracts, invoices, compliance certificates, and inspection reports should be stored for at least 7.5 years. These are your evidence if a buyer claims against you.
- Budget for insurance and contingency. Allow $2,000 to $7,000 for compliance costs and a 25 per cent contingency on your construction budget.
- Verify before you hire. As the principal contractor, you are responsible for ensuring every subcontractor is licensed and insured. Search for licensed tradespeople on TradieVerify before your next owner builder project.
Related Guides
- Australian Builder Licensing Explained — Our builder licensing guide
- Building Permits and Approvals — Our building permits guide
- Home Warranty Insurance — Our home warranty insurance guide
Sources
- NSW Fair Trading: Owner Builder Permits, https://www.fairtrading.nsw.gov.au/housing-and-property/building-and-renovating/becoming-an-owner-builder/owner-builder-permits
- QBCC: Owner Builder Permit Application, https://www.qbcc.qld.gov.au/home-owner-hub/owner-build/apply-owner-builder-permit
- Victorian Building Authority: Owner-Builder Eligibility, https://www.vba.vic.gov.au/owner-builders/eligibility
- DEMIRS WA: Owner Builder Approval, https://www.commerce.wa.gov.au/building-and-energy/licensing-and-registration-and-owner-builder-approval
- CBOS Tasmania: Owner Builder Permit Restrictions, https://cbos.tas.gov.au/topics/licensing-and-registration/licensed-occupations/owner-builder-permit/restrictions
- SIRA NSW: Home Building Compensation Fund, https://www.sira.nsw.gov.au/home-building-compensation
- Consumer Affairs Victoria: Domestic Building Insurance, https://www.consumer.vic.gov.au/
- Access Canberra: Construction Occupations Licensing, https://www.accesscanberra.act.gov.au/