Q1: I’m doing some alterations / extensions at home, do I need a Building Approval?
As a general rule, Yes, any building work including - carports, pergolas, decks, verandahs, internal alterations, extensions, garden sheds and particular retaining walls needs a Building Approval.  There are some exceptions which are mentioned below.

NOTE: Even if the work is not structural, it may still require a Building Approval ie. remodelling an ensuite that needs new waterproofing, enclosing an existing garage into a new habitable room.

 

Q2: I have heard that a Garden Shed does not need a Building Approval, is this true?
Yes, with some qualifications.  Building approval is not required for a Garden shed (non-cyclonic area) IF:
(a) the plan area of the class 10 is no more than 10m2; and
(b) the class 10 has, above its natural ground surface –
          (i) a height of no more than 2.4m and
          (ii)a mean height of no more than 2.1m; and
(c) any side of the class 10 is no longer than 5m.
NOTE the following considerations:
- The shed must be securely fixed to a concrete slab, footing or similar.
- Should be clear of Council sewers and stormwater mains (Required distances stipulated by Local Authority).
- Roof water must be dispersed to a lawful discharge point without causing a nuisance to neighbours.


Q3: When do I need a Building Approval for a Retaining wall?
(Building Regulation 2006 Schedule 1 & Building Act Section 21)
A Building Approval is required for a retaining wall if the wall cannot meet any of the criteria below.  This means that a wall less than 1m high may require Building Approval in certain circumstances ie. tiered walls less than 1.5m apart. 
(a) there is no surcharge loading over the zone of influence for the wall; and
(b) the total height of the wall and of the fill or cut retained by the wall is no more than 1m above the wall’s natural ground surface; and
(c) the wall is no closer than 1.5m to a building or another retaining wall.

NOTE: If the wall does not need Building Approval, it does not exclude the wall from having to comply with the relevant codes (Building Code of Australia).  This means you must build the wall to a known industry standard or proprietary design.


Q4: Can I locate the building work closer than the normal boundary clearances?
Yes, it is possible to do this, however the building certifier cannot make this decision.  The siting variation/relaxation must be lodged to Council for their comments (which we can do for you), as the Council is a Concurrence Agency for such a proposal.  It is important to note that this gives Council the authority to direct the building certifier to refuse the building application, so the applicant/owner should exhaust all options for the design before proposing such a variation.

NOTE: A required boundary clearance is the distance a building must be from a property boundary (not a fence line), and is generally measured to the outermost projection (OMP).  If a house has an eave, then the measurement is taken to the fascia.

 

Q5: What is the minimum distance from my front boundary that I can build my house?
As a general rule, 6m for standard residential lots, but different Councils have different requirements, which may allow you to locate a house, or ancillary structure (carport, pool etc) less than 6m from the road alignment. 

NOTE: The road alignment/property boundary is generally not the kerb line.


Q6: The Decision Notice for my Building Approval states it is a Development Permit for Building Work, what does this mean?
It is simply a legislative term used in the Integrated Planning Act.  Even though it is a Building Approval, it is still tecchnically known as a development approval, and thus is referred to as a Development Permit.  A Decision Notice is the covering document that outlines the approval details, and the approval conditions.


Q7: I wish to raise and build-in underneath my house. What should I be aware of?
The minimum side boundary clearances depend on the height of the building, so raising the building may require a Siting Variation.

NOTE:  A finished ceiling height of 2.4m is the normal minimum required for habitable rooms ie. bedrooms, lounge rooms, and living areas etc, but excluding kitchens. These areas, along with non-habitable spaces, require a minimum ceiling height of 2.1m.
As set out in the Building Code of Australia, the finished floor level needs to be a minimum 150mm above finished ground level (can be reduced to 50mm if the external area is paved/concrete).
External walls must be weatherproof. (Sometimes problems occur where single skin clay masonry is used).

Existing termite barriers must not be breached or covered up.


Q8: What is BSA Insurance? - www.bsa.qld.gov.au

BSA insurance is paid to the Building Services Authority, by the builder when undertaking residential construction work exceeding a value of $3,300 (including GST). The “Confirmation of  Insurance” document needs to be forwarded to your building certifier to allow the Building Approval to be issued. The insurance is paid on all residential work including unit developments up to a certain number of storeys.


Q9: What is Qleave? - www.qleave.qld.gov.au
The Building and Construction Industry Portable Long Service Leave Levy, Building and Construction Industry Training Fund Training Levy and Workplace Health and Saftey Fee are payable on the total cost of all building and construction work in Queensland costing $80,000 or more.
The levies and fee are usually paid by the project owner and must be paid prior to receiving a development permit (Building Approval). If a development permit is not given, they must be paid prior to the start of work.
The combined levies and fee are calculated at 0.425% of the total cost of work and can be paid at any Australia Post office or agency, or directly to Qleave.


Q10: What is an Energy Efficiency Assessment?
Energy Efficiency provisions are contained in the Building Code of Australia, therefore making them mandatory requirements.  Any building work involving residential building work (new or additions) will require some form of Energy Efficiency Assessment to ensure the proposal complies fully with the Building Code of Australia.  This assessment would review insulation requirements for walls and roof, glazing provisions, and ventilation.


Q11: How long does a Building Approval remain current before lapsing?
The building work must commence within two (2) years and be completed with three (3) years of the date of the Decision Notice (integral document to the Building Approval).  The exception is demolition or removal dwelling approvals which must be commenced within two (2) months and completed within six (6) months.


Q12: Can I makes changes to the design drawings after they have been approved?
Yes, you can but the changes must first be lodged to the building certifier for approval. Such a request must be made in wiritng (you can use the Form 2 published by the State Government), and a fee will be charged to assess the changes.


Q13: Do I require any inspections during the construction of my building project?
Yes, your Decision Notice attached to your Approved Plans, will advise of what inspections are required. We request the builder to give at least 24 hours notice for the inspection, to enable the inspection to be scheduled in on the correct day.


Q14: Who can issue Building Approvals? And who can do the subsequent inspections?
With the introduction of private building certification in Queensland in the late 1990s, a licensed building certifier is now the only person who can issue Building Approvals in Queensland.  Prior to this change, building approvals and building control were the responsibility of the specific Council where the work was to occur. 

The building certifier can work for a Council, or can work as a private building certifier.  Michael Ross Certification is a private building certification company, and has two licensed private building certifiers that have the capacity to issue Building Approvals for work proposed in any Council area, and for any type of building. 

The mandatory inspections must be carried out by a building certifier, or a Competent Person (such as a structural engineer). The building certifier who issues the Building Approval decides if a Compent Person can do certain aspects of an inspection, thus providing Inspection Help to the certifier.


Q15: What is a 'Private Certifier' and what is their role?
A private building certifier is licensed by the Building Services Authority (BSA) to issue Building Approvals, however they do not work for the government or for a Council. They are private building surveyors with the regulatory authority to issue Building Approvals. Their role, once engaged to carry out the functions of a certifier for a particular project, is to ensure each building they have approved is built to the minimum standards specified in the relevant codes and complies with the approval itself.


Q16: What is the purpose and timing of building inspections?
The primary function of on-site inspections is to ensure that construction work complies with approved plans and recognised building standards including the Building Code of Australia (BCA). It is not the role of the certifier to ensure compliance with the terms of the contract or specifications, or to judge the quality of the work.
Since the Integrated Planning Act came into effect on 30 April 1998, building inspections on dwellings must be performed at the following stages - footing, slab (if applicable), frame and final.


Q17: Who is responsible for supervision and quality control?
In short, this is not a responsibility of the building certifier.  It is the responsibility of the builder and the owner, working together, to ensure that the dwelling/building work is constructed to an acceptable standard in accordance with the approved plans and contract documents. Building certifiers are required to act in the public interest and do not perform an ongoing supervisory role on behalf of individual owners.


Q18: I thought Council issued Building Approvals?
As stated above, a Council still can issue Building Approvals, however you have the option of going to a private building certifer instead of the Council. Building Approvals can be obtained from any building certifier 'appropriately licensed' by the Building Services Authority (BSA), whether they are employed by a local government building certifier or operate as a private enterprise.
It should be noted however, that Council remains the sole regulator for the approval and inspection of plumbing and drainage work.


Q20: When will a building inspection occur?
When a building permit is given, a condition of the approval will be that certain mandatory inspections must be carried out.
Once the building work reaches a stage when the work can be inspected, the builder must give the building certifier a notice, whether in writing or by other means, advising that building work has been carried out to a stage when inspection can take place.
The purpose of the inspections is to ensure that the building work is being carried out in accordance with the building permit and relevant building standards.
Building inspections for the construction of a house must be performed at the following stages:


• Footing: includes inspection of the foundation material and the reinforcing steel before concrete is placed;


• Slab: includes a check on the bearing capacity of the soil, inspection of the moisture-proof barrier, and the reinforcing steel before concrete is placed;


• Frame: covers inspection of the frame including timber sizes, fixing, tie-down, and bracing before the cladding or wall linings are fixed; and


• Final: includes checking on any previous outstanding items and the collection of certificates such as termite protection, wet area membrane installation, glazing, and certification of engineer designed elements such as roof trusses. The final inspection will also cover aspects such as the following: control and discharge of stormwater; the height of the floor above ground; support of any earthworks necessary to protect the building and other property; protection against water penetration; fire safety issues such as smoke alarms, solid fuel appliances,fire protection near boundaries and in designated bushfire areas; room ventilation; toilet door swing; vermin proofing; sub-floor ventilation.

 

More details on the legislative requirements concerning inspections can be found in Part 8 of the Standard Building Regulation.


In addition to these building inspections, there are also mandatory plumbing and drainage inspections. Contact your local council for more details on what inspections may be required.