Approvals in Queensland: planning, building and plumbing explained

The approvals, one by one

1. Planning approval (development approval)

This answers a land-use question: should this kind of development happen on this land? It covers zoning, setbacks, site cover, overlays and neighbours. The decision-maker is your council. Under Queensland's system a proposal falls into one of these categories:

• Accepted development: no application needed, provided you meet every requirement in the scheme.
• Code assessable: you lodge an application and council assesses it against the codes, with no public notification.
• Impact assessable: an application with public notification, the slowest and least predictable.

Overlays (flood, bushfire, character, heritage, vegetation) and missed requirements are what push a project up this ladder.

2. Building approval

This answers a construction question: will it be safe, structurally sound and compliant? It is required for a new secondary dwelling whether or not planning approval is. You can apply to your council or, in practice usually, to a licensed private building certifier, who also carries out the mandatory inspections and issues the final certificate.

3. Plumbing and drainage approval

Sewer, water and stormwater connections need their own approval and licensed plumbers. Plumbing and drainage work must be done by licensed plumbers or drainers, and the QBCC requires the licence number to appear in advertising for plumbing work whatever its value.

4. Water authority approval

If your building is over or close to a water authority's sewer main or other asset, you need the authority's permission, separate from the council's. Authorities include Urban Utilities, Unitywater and, in some areas, the council itself. This is the approval most owners don't know exists until it stops them, so order your sewer service diagram before you pay for plans.

The sequence that saves money

1. Check your zone and overlaysFree on your council's online planning scheme map. Save a dated copy of the property report.
2. Order a title search and sewer diagramEasements, covenants and pipes are the project-killers that cost only a few dollars to find.
3. Ask the council duty plannerWhich category applies, whether overlays change it, whether the Queensland Housing Code has been adopted, and whether infrastructure charges apply. Ask for it in writing.
4. Check your builder on the QBCC registerLicence class, number and history. A written contract and home warranty insurance apply to work over $3,300.
5. Lodge any required planning applicationOnly if your project is not accepted development.
6. Get building approval from a certifierBefore any building work starts.
7. Build with inspectionsThe certifier inspects at mandatory stages.
8. Final certificate before anyone moves inDon't rent it or live in it until the building is certified.

Before you pay a builder

• Licence. Check the licence and its class on the QBCC register. The QBCC requires advertising for building work over $3,300 to include the licensee's licence number.
• Written contract. Required for residential work over $3,300. Read the exclusions line by line.
• Home warranty insurance. The Queensland Home Warranty Scheme protects against non-completion and defective work, but only where the work is insured. Ask for the notice of cover.
• Deposit cap. QBCC guidance gives a maximum of 10% on contracts under $20,000 and 5% on contracts of $20,000 and above.

Sources

• Queensland Government, Tiny homes and Changes to secondary dwellings.
• QBCC, Key information for QBCC licensees and homeowners (May 2025).
• Moreton Bay Regional Council, Secondary dwellings and granny flats.
• Logan City Council, domestic fact sheet (accepted, code and impact assessable).

General information only, not planning, legal or building advice. Confirm each step with your council, certifier and the QBCC.

Frequently asked questions

What approvals do I need to build a granny flat in Queensland?

Up to four: planning approval (only if your council's scheme does not make it accepted development), building approval from a licensed building certifier, plumbing and drainage approval, and your water authority's approval if you build over or near its assets. They are separate processes assessed by different people.

What is accepted development in Queensland?

Accepted development is development that does not need a development application because it meets the requirements in the planning scheme. If you meet every requirement, you can proceed to building approval. If you miss one, or an overlay applies, the project can become code assessable, or impact assessable if it needs public notification.

Do I need a building certifier in Queensland?

A new dwelling needs a building approval. You can get it from your council or from a licensed private building certifier, and many councils, including Moreton Bay and Fraser Coast, direct applicants to private certifiers. Check the certifier's licence on the QBCC register.

How much can a Queensland builder ask for as a deposit?

For a contract under $20,000 the maximum deposit is 10%; for $20,000 and above it is 5%, according to the QBCC's guidance for licensees and homeowners. Residential building work over $3,300 also needs a written contract and home warranty insurance.

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