Yes—according to the Queensland Building and Construction Commission (QBCC) licence guidance (last reviewed 11 Aug 2021; figures checked 1 October 2026), an owner carrying out work on their own property is included on the no-licence list where the work is valued at no more than $11,000. The same guidance separately includes an owner-builder carrying out building work under a permit, so the $11,000 figure is not a universal limit for every owner-builder situation. Under QBCC’s general rule, individuals (sole traders, partners and trustees) and companies must hold a licence for building work valued over $3,300, subject to specified exemptions and categories.
What does the QBCC’s $11,000 entry cover?
QBCC lists two distinct situations:
| Situation | QBCC licensing position |
|---|---|
| An owner carries out work on their own property and the work is valued at no more than $11,000 | Included on the no-licence list |
| An owner-builder carries out building work under a permit | Included on the no-licence list as a separate situation |
The $11,000 value test belongs to the own-property entry. The QBCC page does not attach the same test to the owner-builder-under-a-permit entry or state a dollar cap for that separate situation. It would therefore be misleading to treat $11,000 as a blanket ceiling or exemption for every owner-builder project.
For work valued above $11,000, check the work involved, the permit arrangement and the QBCC’s current guidance. QBCC advises people who are unsure about their individual circumstances to contact it for assistance.
Which work can require a licence regardless of value?
The value of building work is only part of the licensing check. The same QBCC guidance sets out these thresholds and categories:
| Work situation | QBCC licensing position |
|---|---|
| Building work valued over $3,300 | Individuals, including sole traders, partners and trustees, and companies must hold a QBCC licence |
| Hydraulic Services Design valued over $1,100 | A QBCC licence is required |
| Specified work, regardless of value | The QBCC licensing requirement applies |
The categories that apply regardless of value include:
- Drainage
- Plumbing and drainage
- Gas fitting
- Chemical termite management
- Fire protection
- Completed residential building inspection
- Building design in the low-rise, medium-rise and open-site classifications
- Mechanical services
The owner entries and these specified categories both appear in QBCC’s guidance. If the categories may overlap, the value alone does not settle the licensing question, so obtain QBCC’s view before relying on an exemption.
Why do exemptions and legal references matter?
QBCC describes its subcontractor licensing information as a general guide only. It points to exemptions under the relevant legislation, including:
- Schedule 1 of the Queensland Building and Construction Commission Regulation 2018: QBCC refers to exemptions under which specified work is not defined as building work and does not require a contractor’s licence.
- Schedule 1A of the Queensland Building and Construction Commission Act 1991: This provides situation-specific contractor-licence exemptions, including those relating to owner-builders and consumers.
QBCC also says subcontractor licensing requirements vary according to the type of work and the contracting arrangements. Other no-licence circumstances can be checked in Section 5 of the Queensland Building and Construction Commission Regulation 2018 and Section 42 of the Queensland Building and Construction Commission Act 1991.
If a licence is required, which class applies?
QBCC says the licence must be the relevant class for the scope of work being undertaken or overseen and the type that suits the person’s industry role and responsibilities. More than one licence class may be needed.
The legal entity can also matter. QBCC says a trust cannot obtain a QBCC licence. If building work is undertaken through a trust, the individual or company trustee carrying out that work must apply for the appropriate licence.
What should be checked before work starts?
Before relying on a no-licence position:
- Confirm whether the work is being carried out by an owner on their own property or by an owner-builder under a permit.
- Identify exactly what building work is involved and how it is valued.
- Check whether the work includes any specified category or falls under the Hydraulic Services Design threshold.
- Confirm who is carrying out or contracting for the work and which legal entity is involved.
- Check the current QBCC regulator page, particularly if an exemption or permit arrangement is unclear.
This is general information, not financial or legal advice. Check the current regulator page before relying on a licensing threshold, and check your policy’s PDS for the applicable insurance terms.
Sources
FAQ
Can an owner avoid a QBCC licence for work on their own property valued at no more than $11,000?
Yes. QBCC’s no-licence list includes an owner carrying out work on their own property where the work is valued at no more than $11,000.
Is $11,000 a universal limit for every owner-builder situation?
No. QBCC separately lists an owner-builder carrying out building work under a permit. The $11,000 test applies to the own-property entry and is not presented as a value limit for the permit-based situation.
Does building work valued over $3,300 always require a QBCC licence?
That is QBCC’s general licensing threshold for the listed individuals and companies, but it is not the whole test. Exemptions may apply, and QBCC identifies additional thresholds and work categories.
Can low-value work still require a QBCC licence?
Yes. QBCC says its licensing requirement applies regardless of value to drainage, plumbing and drainage, gas fitting, chemical termite management, fire protection, completed residential building inspection, specified building design and mechanical services.
Which licence class would cover the work?
The class must match the scope of work and the person’s industry role and responsibilities. QBCC says more than one class may be required.