Frequently Asked Questions

Building Certification is the regulatory process that ensures building work complies with building, safety, structural and planning legislation and standards to confirm that buildings are safe, fit for purpose and legally constructed. The process involves assessment and approval of plans, reports and documentation, inspections and issue of certification by a building surveyor/certifier.

A private building surveyor (certifier) is responsible for approving and inspecting building work to ensure it complies with the Planning Act 2017, the Building Act 1975, the Building Code of Australia (BCA) and other building assessment provisions. 

Building certifiers are not responsible for project management or supervision of builders or contractors/tradespeople or ensuring that builders comply with contractual obligations.  The certifier does not provide quality control or resolve disputes between parties.  

A certifier’s role is to independently verify that a design or construction meets relevant codes, standards, and regulations and therefore it is a conflict of interest for the certifier to be involved in the design of a building project.

Generally, you will require a building approval when the scope of work exceeds;

• A garden shed up to 2.4m high (2.1m mean height), 10m² in area, 5.0m long and not located in the front or waterfront setback areas.
• A fence not more than 2.0m high except pool fencing which always requires approval.  Fencing in waterway setbacks areas and corner lots may also require approval.
• A retaining wall up to 1m high (if no loads are imposed above it, such as a building or driveway, or fence atop the wall).
• Decking up to 1m high and 10m² in area and with length of up to 5m when not located in a setback area.
• Patio roof up to 2.4m high (2.1 metres mean height), 10m² area, 5.0m long when not located in a setback area.

Renovations need building approval where the alterations affect the structure or change the layout, such as adding or modifying rooms. 

Changing the class /use of a building or part of a building (e.g. converting a garage into a bedroom or living area) requires building approval.  

A change in use of commercial premises, like converting an office to educational purposes, will also trigger building approval, as does fit out of shops and offices.

Building a swimming pool requires approval due to safety regulations and required fencing.

If you are modifying a building to improve fire safety, or if you are changing fire safety systems like sprinklers, alarms, or exits, building approval is required.

Demolition work also needs to be approved.

It is best to double check with a building certifier if an approval is required, so give us a call or send an email. 

Or for Gold Coast residents search here on council’s website;

https://www.goldcoast.qld.gov.au/Planning-building/Building-applications/Domestic-building-works/Do-your-building-works-need-approval

Your certifier should be licensed in Queensland and should always have their QBCC number displayed where it is easy to find and see. If you are unsure, you can find if your building surveyor/certifier is registered through the Queensland Building and Construction (QBCC) website. Click the link and select Building Certifier Register in order to search:

https://www.qbcc.qld.gov.au/about-us/our-lists-registers

Every project is different, and some approvals will take longer than others due to the possible need for council or Queensland Fire Department referrals and the amount of documentation required for assessment. Give us a call for an estimated timeframe for your project.

For a great overview, check out our blog at

https://tscgroup.com.au/building-approvals/how-long-does-it-take-to-get-a-building-approval-on-the-gold-coast/

And an excellent example of a general TSC certification timeline can be found through the link below.

https://tscgroup.com.au/certification/private-building-certifier-gold-coast/

Costs can vary significantly depending on the complexity and scale of the project. Typically, expenses include application fees, certifiers’ professional fees, and inspection fees. TSC provides individualized quotes to ensure clients receive a comprehensive overview of the costs associated with certifying their project.

No. Construction should not begin until you have received the necessary approval from your certifier.  Starting construction without a building approval can result in action being taken against you by the local council or potentially costly rectification works.

If your building work does not comply, it must be rectified in the allocated timeframes as set by the project certifier. If this does not occur, your certifier is obligated to notify governing bodies.

Retrospective certification, also known as as-constructed certification, is the process of legally assessing and approving building work or a structure after it has already been constructed, without having had the necessary approvals in place prior to construction.

This process typically involves:

1. Inspection by a building certifier to assess whether the building work complies with relevant building codes and regulations.
2. Documentation review – including plans, engineering reports, certificates and photos that demonstrate compliance or identify necessary modifications.
3. Potential remedial work – if the building work doesn’t comply, rectification may be required before certification can be granted.
4. Issuance of formal building approval and final certificate (Form 21 or 11).

This certification can be important for property sales, insurance, or to satisfy council show cause or enforcement notice.

Contact a building certifier who offers retrospective building certification services who can guide you through the steps required for approval of your unlawfully built structure. It can be quite a complicated process, so it is best to get professional guidance.

1. A fence or screen up to 2m high if NOT for a swimming pool
2. The installation of solar hot water systems or solar panels
3. A garden shed or greenhouse or other structure up to 2.4 metres high (2.1 metres mean height), maximum 10m², not longer than 5.0m long and not located in the front or waterfront setback areas
4. Playground equipment up to 3m high

It is definitely a good idea to contact your certifier for any projects before undertaking them.  

Some helpful information for Gold Coast residents can be found here;

https://www.goldcoast.qld.gov.au/Planning-building/Building-applications/Domestic-building-works/Do-your-building-works-need-approval

In general, you can renovate without approval if your work is limited to non-structural changes — for example, painting, wallpapering, or other cosmetic updates. These do not require building approval.

However, structural amendments—like removing or moving walls, extending rooms, or altering plumbing/electrical layouts—usually require approval.  It’s best to consult a building certifier or check with your local council or building authority to confirm whether your specific renovation project needs approval.

Conversion of a garage into a habitable space is a change of class and will require building approval.  An assessment to ensure the correct number of off-street carparking spaces are maintained is part of the process.

You may be able to operate certain business types like a home office secondary to your residential dwelling.  A building approval would be required and may involve assessment with local council use code for a home-based business, which can limit the number of staff on site, and the hours of operation of the business. Some useful information for Gold Coast residents can be found here;

https://www.goldcoast.qld.gov.au/Planning-building/Development-applications/DA-types/Home-based-business

Replacing your structure “like for like” requires building approval.

If you’re planning to install a temporary removable structure in Queensland, it’s crucial to consult with your local council or a building certifier to determine any specific approval requirements based on the structure’s type, use, and duration on-site. Ensuring compliance with relevant codes and obtaining necessary approvals will help avoid potential legal and safety issues.

Generally, if a shipping container is proposed on a residential property for more than 30 days, a building approval will be required.   In the Gold Coast area, the local council also has an amenity and aesthetics policy so your certifier will need to make a referral agency application to the council.

Should you wish to undertake building work on your property rather than engage a builder, you need an owner builder permit from QBCC where the value of the works exceeds $11,000.  This will allow you to take on the role of head contractor, to perform some building work yourself, and be responsible for engaging and coordinating the contractors involved.  You cannot personally carry out work that requires an occupational license.  More information on becoming an owner builder can be found here;

https://www.qbcc.qld.gov.au/your-property/owner-build/apply-owner-builder-permit

Yes. The Building Act classes a spa the same as a pool and even those with lockable lids, portable pools or inflatable pools require a compliant barrier, and new barriers or alterations to existing ones require building approval.  Information on pool fence compliance can be found here;

https://www.qbcc.qld.gov.au/your-property/swimming-pools/pool-safety-standard/pool-fences

A building approval will need to be obtained for a retaining wall if;

• The height of the wall above the natural ground level exceeds 1m
• If the wall has a fence on top, the height is measured in total
• There is surcharge loading over the zone of influence for the wall
• The wall is within 1.5m of another retaining wall or a building
• The wall forms part of a pool barrier

Check out our blog from the link below on retaining walls and for further advice, feel free to contact Thomas Sear Certification at mail@tscgroup.com.au. 

Retaining Walls and When a Building Approval is Required

Yes. A building approval is a necessary part of demolition work.