Yes—according to the Queensland Building and Construction Commission (QBCC), an owner carrying out work on their own property does not need a QBCC licence when the work is valued at no more than $11,000. This is separate from the exemption for an Owner-builder carrying out building work under a permit. The QBCC guidance was last reviewed 11 Aug 2021; figures checked 1 October 2026.
What does the $11,000 no-licence circumstance cover?
The QBCC wording connects several elements:
| Element | QBCC position |
|---|---|
| Who | An owner |
| Where | Their own property |
| Work | Work they carry out themselves |
| Value | No more than $11,000 |
| Result | Included in the QBCC’s no-licence circumstances |
It is therefore not a blanket allowance for every household project. The QBCC guidance does not explain how to value a mixed scope of work, so an owner who is unsure how the threshold applies should contact the regulator.
How is it different from the owner-builder permit exemption?
The QBCC lists these as separate circumstances:
| No-licence circumstance | What activates it | Connection to $11,000 |
|---|---|---|
| Owner carrying out work on their own property | Ownership, the property and the value of the work | The work must be valued at no more than $11,000 |
| Owner-builder carrying out building work under a permit | Owner-builder status and carrying out building work under a permit | The QBCC does not attach the $11,000 figure to this circumstance |
The owner-builder permit route is not simply another name for the $11,000 allowance. The QBCC wording separates them: the first concerns an owner’s own property and work value, while the second concerns an Owner-builder carrying out building work under a permit.
Does the $11,000 limit settle every licensing question?
No. The same QBCC guidance sets other thresholds and scope-specific rules:
| Work | QBCC licensing position |
|---|---|
| Building work carried out or contracted for by sole traders, partners, trustees or companies | A licence is required when the work is valued over $3,300 |
| Hydraulic Services Design | A licence is required when the work is valued over $1,100 |
| Specified work | The licensing requirement applies regardless of value |
The specified work includes:
- Drainage
- Plumbing and drainage
- Gas fitting
- Chemical termite management
- Fire protection
- Completed residential building inspection
- Low-rise, medium-rise and open-site building design
- Mechanical services
A cost threshold alone may therefore not answer the licensing question. If the proposed work includes any of these areas, check its scope with the QBCC rather than assuming the owner’s $11,000 circumstance resolves the issue.
If a licence is required, it must also be the relevant class for the work and the person’s industry role. More than one licence class may be needed to cover the full scope.
What should an owner check before starting work?
- Confirm that the person doing the work is the owner and that the property is their own.
- Record the proposed scope and work value. The QBCC guidance does not provide a method for allocating value across a mixed project.
- If the work is valued at more than $11,000, the own-property no-licence circumstance no longer matches because of its value condition.
- If relying on the Owner-builder exemption, check that the work is being carried out under a permit rather than treating a permit as part of the $11,000 test.
- Identify whether the project includes regulated work that is subject to a separate threshold or applies regardless of value.
- Contact the QBCC if the owner’s role, project scope or exemption route is unclear.
The QBCC also directs readers to Section 5 of the Queensland Building and Construction Commission Regulation 2018 and Section 42 of the Queensland Building and Construction Commission Act 1991 for other possible no-licence circumstances.
Are there other QBCC exemptions that may matter?
QBCC Regulation Schedule 1 contains 53 exemptions under which specified work is not defined as building work and therefore does not require a contractor’s licence. Schedule 1A of the QBCC Act contains situation-specific exemptions, including those relating to partnerships, prescribed government projects, landscape gardeners’ design work, Owner-builders and consumers.
These provisions show why the exact activity, the person’s role and the regulatory category all matter. They should not be treated as interchangeable with the separate $11,000 owner circumstance.
This is general information, not legal or financial advice. Check the current QBCC page and the relevant legislation before relying on an exemption, and check your insurance policy’s PDS. A licensing exemption does not by itself confirm that a policy covers the work.
Sources
FAQ
Does the $11,000 rule apply to property an owner does not own?
No. The QBCC circumstance requires an owner to carry out work on their own property. It does not extend to a renter, manager or other person merely associated with the property.
Does an Owner-builder carrying out work under a permit also have to stay within $11,000?
The QBCC does not attach the $11,000 value condition to the Owner-builder-under-a-permit circumstance. It lists that route separately, so it should not be described as merely a permit version of the $11,000 allowance.
What if my building work is valued at more than $11,000?
The own-property no-licence circumstance no longer matches because its value condition is not satisfied. You may still need to examine the Owner-builder route or another exemption, and you should check the full scope with the QBCC.
Does not needing a QBCC licence mean I do not need insurance?
The licensing and insurance questions are separate. The QBCC’s no-licence listing does not establish what an insurance policy covers, so check the policy’s PDS and confirm that the proposed work and your role fall within it.
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