How to Check a Builder's QBCC Licence Before You Sign
A short, practical guide to verifying that a Queensland builder is licensed for the work you are asking them to do, and what else to check alongside it.
Why the licence check matters
In Queensland, building work above a set value must be carried out by a licensed contractor. The Queensland Building and Construction Commission licenses builders and trade contractors, and the licence class determines what work a contractor is permitted to perform and up to what value.
Using an unlicensed contractor puts you outside the statutory home warranty scheme. If something goes wrong, the protections that would normally apply may not be available to you.
The check takes a couple of minutes and should happen before you sign anything, not after.
How to run the check
Search the QBCC's online licence register using the company name, the individual's name, or the licence number. Ask the builder for their licence number directly — a licensed builder will provide it without hesitation.
Confirm three things: that the licence is current, that the class covers the type and value of work you are proposing, and that the name on the licence matches the entity that will sign your contract. A licence held by a director personally is not the same as one held by the company you are contracting with.
The register also shows licence history, including any directions to rectify or disciplinary action. Worth reading rather than skipping.
What else to verify at the same time
Ask about the statutory home warranty insurance premium and confirm it will be paid for your job before work starts. This is a requirement for residential building work above the relevant threshold, and the certificate should be issued in your name.
Check public liability insurance and, where relevant, contract works insurance. Ask for current certificates of currency rather than a verbal assurance.
Finally, ask to see recent completed work and speak to a past client. A licence confirms a builder is permitted to do the work; it does not tell you how well they do it.
Questions worth asking directly
Who will actually be running my site day to day, and how often will they be on it? Who do I contact when I have a question? How are variations priced and approved?
How many jobs will you have running at the same time as mine? What is your defect and warranty process after handover?
Clear, specific answers to those questions tell you more about how the build will go than any brochure. Design Homes is a QBCC licensed builder and we are happy to answer all of them before you commit to anything.
What the register actually tells you
The QBCC public register shows whether a licence is current, what class it is, and what the licence permits the holder to do. Licence class matters — a builder may be licensed for work of a particular type or value, and taking on work outside it is a problem for both of you.
It also shows directorship history, which is worth reading. A pattern of companies that ceased trading is a meaningful signal, and it is the kind of thing that only shows up if you look.
Check the name on the licence matches the entity on your contract. A trading name that differs from the licensed entity is not automatically a problem, but it is something to have explained before you sign.
Home warranty insurance
The QBCC Home Warranty Scheme covers residential building work above the statutory threshold for defined defects and non-completion. The builder pays the premium and it should appear in your contract documentation.
Ask to see evidence that the premium has been paid for your job specifically. Cover is job-by-job, not a general licence attribute, and the absence of it is a serious warning sign.
Note the notification timeframes in the scheme. If a significant defect appears, raising it promptly in writing matters, because missing the timeframe can affect your entitlement.
Beyond the licence check
Ask for addresses of recent completed projects and go and look at them. Ask to visit a current site — how a builder runs an active job tells you more than a portfolio does.
Ask who will actually supervise your build and how many other jobs that person is running. In a volume operation one supervisor may run many sites at once, which works when everything is standard and is tested when it is not.
Ask what the deposit is. For domestic building contracts over $20,000 in Queensland it is capped at 5 per cent, and a request for more should prompt a careful read of everything else.