Owner building a shed or granny flat in Queensland

Sheds, carports and garages

QBCC lists garages, carports and residential sheds as owner builder work. The permit test is the same as for any other project: if the whole job is worth more than $11,000 including GST at trade prices, you need a permit before you start.

A kit shed is a common trap. QBCC counts the slab, the erection labour at what a licensed contractor would charge, any electrical fit-out and the site work, all at trade prices. A $7,000 kit on a concrete slab with power connected is usually over the threshold once it is valued that way.

Granny flats and secondary dwellings

A granny flat, or secondary dwelling, is a residential building on the same lot as your house, so it can be built under an owner builder permit. Because it needs a slab, frame, roof, wet areas, plumbing and electrical, it is almost always well over $11,000, so plan on a permit.

Check with your council first whether a secondary dwelling is allowed on your lot and what size and setback limits apply. QBCC will not issue a permit for multiple dwellings or units, so if your plan is really a second, separately titled dwelling, ask QBCC first.

Council approval and the QBCC permit are different things

You will usually need both. They come from different bodies and neither replaces the other.

• Building approval comes from a private certifier or your council and checks the design against the building code and planning scheme. Some small structures are exempt; ask your certifier.
• The owner builder permit comes from QBCC and confirms you may carry out or coordinate the work without a contractor licence.
• QBCC says you must have council approval and certifier sign-off before you start, including earthworks, and you cannot start until the permit is issued either.
• Once work starts you must display a weatherproof owner builder sign visible from the street, at least 0.5 square metres with 50 millimetre letters showing the permit number.

Work you must still give to licensed trades

A permit lets you do the building work, not the licensed occupations. For a shed that may only be the electrician; for a granny flat it is most of the services.

• Plumbing and drainage, including the sewer or septic connection, must be done by a QBCC-licensed plumber or drainer.
• Gasfitting must be done by a licensed gasfitter.
• Electrical work must be done by a licensed electrician under Queensland electrical safety laws.
• Termite management systems must be installed by a licensed contractor.
• Fire protection or mechanical services work over $1,100 must be licensed.

Do you need a White Card?

The owner builder permit and the White Card are different credentials. QBCC does not require a White Card for the permit. Whether you personally need general construction induction training for work on your own land depends on Queensland work health and safety law; check with Workplace Health and Safety Queensland. Any worker you employ or contractor you engage will already hold one.