Checking a builder’s QBCC licence takes about five minutes and is the cheapest piece of self-protection available to anyone building a new home in Queensland. The data sits in public registers run by the regulator — no fee, no intermediary, and you can check it before you sign anything.
The problem is that almost nobody tells buyers these registers exist. Most people building a home see a licence number printed on a brochure and assume it is current.
This article covers exactly what you can look up: the value threshold at which a licence is required, how QBCC’s two search tools differ, which public registers are worth reading, and the warning signs QBCC states plainly. It deliberately does not interpret a contractor’s legal obligations or quote claim time limits under the state insurance scheme — those change over time. Ask QBCC or your solicitor about the position that applies to your contract.
The short version: run the QBCC licence check before you sign, not after something goes wrong. Building work above the value threshold in Queensland must be carried out by an appropriately licensed person, and plumbing, drainage, gas fitting and fire protection work needs a licence regardless of value. QBCC has two tools: “find a local contractor” for a quick search by area, and the QBCC licensee register for a complete licence history. There are also public registers of suspended and cancelled licences and of excluded individuals. If a contractor cannot show you their licence, QBCC’s own words are: show them the door.
What QBCC is, and why the check comes before the signature
The Queensland Building and Construction Commission (QBCC) is the state’s building industry regulator. It licenses contractors, maintains public registers, and administers the statutory insurance scheme for residential building work in Queensland.
The practical point for anyone building a new home is that QBCC publishes almost the entire licence record. You do not need an introduction, you do not need to pay anyone, and you do not need to wait for the contractor to volunteer it.
Why before rather than after comes down to the order money moves in. Once a contract is signed and a deposit has gone, your options narrow quickly. Before signing, you can still walk away at no cost. The same logic runs through our guide to the state charges to budget for: whatever can be checked early should be checked early.
When the work has to be done by a licensed person
QBCC’s home owner guidance warns against an unlicensed “handyperson” advertising to do building work valued at more than $3,330. On the same page, the section covering subcontractors engaged by a builder states that they must hold the appropriate QBCC licence where the building work is valued at $3,300 or more. The two figures on QBCC’s page differ slightly, so confirm the threshold that applies to your specific work with QBCC rather than relying on a number quoted second-hand. Either way the threshold counts both materials and labour, and a new home or a house and land build sits far above it.
There is an important carve-out. For plumbing, drainage, gas fitting or fire protection work, a QBCC licence is required regardless of the value of the work. In other words there is no job small enough for those trades to be done unlicensed. Electrical work is different again: that requires a licence from the Electrical Safety Office, not from QBCC.
QBCC also states that the builder is responsible for ensuring the subcontractors they engage hold the right licences — which does not remove the value of checking the head builder yourself.
The two search tools, and how they differ
QBCC runs two search paths for two different purposes. Many people use the first and stop, when the more useful information is in the second.
| Tool | What it is for | Search by | Level of detail |
|---|---|---|---|
| Find a local contractor | Finding contractors working in your area | Type of work, location, radius | Basic — a list of contractors with contact details |
| QBCC licensee register | Looking closely at one specific contractor before you sign | Licence number or name | Complete licence history |
QBCC says the register provides a complete licence history and is more detailed than the “find a local contractor” search. So the sensible sequence is: use the area search to build a shortlist, then put every name on that shortlist through the licensee register.
If a search returns nothing, QBCC’s contact centre is on 139 333. Do not jump to conclusions — but do not ignore it either. QBCC states that all licensed contractors in Queensland are listed in the register, and that if you cannot find them there is a chance they are not licensed.
The public registers worth reading before you choose a contractor
Beyond the main register, QBCC publishes a series of others. These are the ones that bear directly on building a home.
| Register | What it holds | Why it is worth a look |
|---|---|---|
| QBCC licensee register | A contractor’s licence history | The primary source for verifying a specific name |
| Suspended licences register | Licensees whose licences have been suspended | A licence can be suspended at the moment you are about to sign |
| Cancelled licences register | Licensees whose licences have been cancelled | An old trading name can still be circulating in advertising |
| Excluded individuals register | Individuals excluded from holding a licence | An excluded individual may still be operating behind another entity |
| Owner-builder register | The validity of an owner-builder permit | Relevant when buying a home the previous owner built themselves |
The step most often skipped: check the names of the individuals behind the company, not just the company. The excluded individuals register exists for exactly that situation, and QBCC’s own wording is to check that list before you engage a contractor.
QBCC also publishes registers for building certifiers, plumbing notifiable work, swimming pools, trust accounts and adjudication decisions. For an ordinary residential build, the five in the table are enough to work with.
Three warning signs QBCC states plainly
QBCC’s home owner guidance sets out three situations where you should stop.
First, the contractor cannot show you a licence. QBCC puts it bluntly: if they can’t show you their licence, show them the door. A licence may be a physical card or a digital one.
Second, the advertising is missing information. A flyer, a social media page or a site sign without a QBCC licence number is worth a question.
Third, they are not in the register. If both searches come up empty, QBCC says there is a chance the person is not licensed.
All three can be checked in a few minutes, before any money leaves your account.
The statutory insurance scheme: ask, do not assume
Queensland has a statutory insurance scheme for residential construction work, the Queensland Home Warranty Scheme, administered by QBCC. The contractor collects the premium from you and remits it to QBCC; you are the party protected.
This is where this article stops at the level of the concept. The conditions, the scope of cover and the time limits are state rules that are amended from time to time, and one figure copied wrongly could leave you believing you still have a right when the period has closed. We do not reproduce those figures here.
Three things to do instead of guessing:
- Ask the contractor to identify the statutory insurance premium as a line in the cost breakdown, and keep the confirmation with your contract file.
- Ask QBCC directly about the conditions and time limits that apply to your specific contract, at the time you sign.
- Have the contract read by a solicitor before you sign. Who is qualified to act on a conveyance differs between states, so confirm that with the relevant legal professional practising in Queensland, within the scope of their registration. Nextstar Realty does not provide legal advice.
The defect list at handover is worth doing early and thoroughly, in the first weeks after you take possession rather than leaving it — a good habit regardless of what the rules say at the time.
Buying a recently built home: search the insurance on that property
If you are not building but buying a home that was built recently, QBCC allows a search of whether that property is covered by the state scheme. Apart from houses, QBCC lists duplexes, townhouses and low-rise units (up to three storeys above a car park) as falling under the scheme.
You may only request a search if you are the registered owner of the land, the owner of a manufactured home, a prospective purchaser (looking into purchasing, or already under contract), or the agent of any of those — for example the solicitor acting for a purchaser.
The supporting documents depend on which of those you are. If you already own the home, QBCC asks for a rates notice, contract of sale, settlement advice or a title search. A prospective purchaser needs evidence the property is being offered for sale.
On cost: the search is free if you currently own the home. Otherwise QBCC’s published fee at the time of checking was $54.84 for each search request, payable by card. This is the kind of fee that changes, so check the current amount on the QBCC page before lodging.
The result tells you whether the property has cover, and if so whether any claim has been made against it. For someone buying a recently built home, a past claim is a fact the listing will not mention.
What the check does not do for you
A current licence says the person is permitted to do the work. It does not say they will do it well. A clean history says nothing adverse has been recorded, not that nothing will be.
The check also does not replace an independent building inspector at the construction stages, home and contents insurance once you move in, or a solicitor reading the contract. For anything to do with finance, the person you need is a licensed mortgage broker — Nextstar Realty does not hold an Australian Financial Services Licence or an Australian Credit Licence and does not advise on loan structure.
The check, in order
| What to do | Where | When |
|---|---|---|
| Confirm the contractor is licensed | QBCC find a local contractor | While building a shortlist |
| Read the full licence history | QBCC licensee register | Before requesting quotes |
| Check for a suspended or cancelled licence | Suspended and cancelled licences registers | Before signing |
| Check the individuals behind the company | Excluded individuals register | Before signing |
| Match the licence number on the advertising | Against your search result | As soon as you receive a flyer or quote |
| Ask about statutory insurance conditions | QBCC and your solicitor | Before signing |
| Search insurance on a home you are buying | QBCC insurance search | Before going under contract |
Frequently asked questions
Does a QBCC licence check cost anything?
Searching a contractor’s licence on QBCC’s public tools is free. The one that carries a fee is different: an insurance search on a specific property, which is free if you already own the home and charged if you are a prospective purchaser.
Does small work need a licensed contractor?
QBCC applies a general value threshold for building work, so confirm the current figure with QBCC for the work you have in mind. But plumbing, drainage, gas fitting and fire protection work always require a licence regardless of value, so do not apply a value threshold to those trades at all.
What if the contractor gives me a licence number and I cannot find it?
Do not conclude anything immediately — you may have the format wrong or be using the wrong tool. Try both the licensee register and the find a local contractor search, and call QBCC on 139 333 to confirm. If it still does not come up, QBCC says there is a chance the person is not licensed.
Should I check the company or the person?
Both. A company with a valid licence can still have an excluded individual behind it, and QBCC maintains a separate register of excluded individuals for that reason.
Why does this article not quote the insurance claim time limits?
Because those are state rules amended from time to time, and a wrongly copied date could leave you believing a right is still open when it has closed. Ask QBCC or your solicitor about the limits that apply to your own contract. If you are buying a new build rather than engaging a builder directly, house and land packages in Brisbane explains the two-contract structure.
Next steps
If you are at the stage of choosing a builder, put the whole shortlist through the QBCC licensee register before you request quotes, rather than after you have grown attached to one option.
If you are earlier than that and still narrowing down an area, the current Brisbane projects show what is being built where, and the house and land packages page explains how the two-contract structure works. To go through it with someone, book a consultation.
Sources
- QBCC — Find a licensed contractor
- QBCC — Our lists and registers
- QBCC licensee register
- QBCC — Insurance search on a property
- Queensland Building and Construction Commission Act 1991
Note: the thresholds, fees and register list in this article were checked on the QBCC website on 3 September 2026 and apply to Queensland. This article deliberately does not state the cover conditions, limits or claim time limits of the statutory insurance scheme, because those change — ask QBCC or your solicitor before relying on a specific date.
This article is general information only and does not take into account your personal circumstances, financial situation or objectives. It is not legal, financial or taxation advice. You should obtain independent professional advice before making any property decision.
