Choosing a licensed builder or contractor helps your body corporate manage building work with fewer risks. The licence must be current and cover the type of work being carried out.
This guide explains how committees and body corporate managers can check a contractor before work starts, continue checking during longer projects and respond if licensing concerns arise.
How can a body corporate check if a builder is licensed in Queensland?
Before signing a contract or handing over money, ask to see the contractor’s QBCC licence. This may be a physical card or a digital licence on the contractor’s phone. A digital licence has the same legal standing as a physical card.
The QBCC licensee register is the most useful check. Search using the contractor’s name or licence number, then compare the results with the information provided by the contractor. The register includes licence history and provides more detail than the general local contractor search.
If you cannot find the contractor in the register, ask them to clarify their licensing details before the body corporate allows the work to proceed. Keep a record of the search and any documents received.
What QBCC licence does the contractor need for the work?
Licence status and licence class are separate checks. A contractor may hold a QBCC licence without being authorised to perform the proposed work.
In Queensland, a QBCC licence is generally required for building work valued over $3,300. A licence is also required for work valued over $1,100 involving hydraulic services design, and for work of any value involving areas such as plumbing, drainage, gas fitting, fire protection, building design and mechanical services.
Use the QBCC search tools to check the type of work and location, then confirm that the contractor’s licence details match the proposed project. Subcontractors carrying out relevant building work must also hold the appropriate licence.
What should a committee check before appointing a contractor?
Before appointing a builder or contractor, your committee should:
- ask for the contractor’s QBCC licence card or digital licence
- search for the contractor in the QBCC licensee register
- confirm the registered name and licence number
- check the licence history
- confirm the licence covers the proposed work
- retain copies of the search results and supporting documents.
A body corporate should also consider the contractor’s experience, references, written quote, insurance information and contract terms. These checks do not replace confirming the QBCC licence.
Our body corporate maintenance factsheet may also help your committee plan and document maintenance decisions.
Why should licensing be checked during building and maintenance work?
Licence checks should be completed when a contractor is appointed and periodically during repairs, maintenance or renovations. This is practical risk management rather than a universal statutory duty for every body corporate.
Using an unlicensed or incorrectly licensed contractor can create time, cost and liability implications. The consequences will depend on the contract, the work and the circumstances. Regular checks can help identify a problem before more work is completed.
What should a body corporate do if a contractor appears unlicensed?
Contact the contractor promptly and ask for current licensing information. Check the details independently through the QBCC licensee register before allowing the work to continue.
Do not assume that the body corporate can automatically suspend or terminate the contract, or recover payments already made. Review the contract and obtain appropriate advice before taking action.
If the issue involves defective work, document the defects, notify the contractor in writing and follow the contract’s dispute process. The QBCC says a body corporate may be eligible for help with defective work affecting common property.
What other checks matter when managing defective building work?
Check the contract for any maintenance or defects liability period, including notice requirements and access arrangements. Lodge a complaint as soon as possible because time limits apply.
For defective work complaints, the body corporate should identify each item clearly and give the contractor reasonable access where required. If the contractor does not hold the correct licence, an appropriately licensed contractor must complete any rectification.
Checking both the contractor’s current QBCC licence and the correct licence class helps your body corporate manage building work more confidently. If you need help with your body corporate’s maintenance or compliance processes, contact StrataCare at reception@stratacare.com.au.
