Private Certifier vs BCC Approval

One of the most common points of confusion for homeowners planning a Queenslander raise is the difference between development approval (from BCC) and a building permit (from a private certifier). Here is how they work and why both usually matter.

Development Approval (DA): BCC

A development approval assesses whether your proposed project is acceptable under the planning rules that apply to your property and the surrounding area. This includes:

• Building height and envelope
• Setbacks from boundaries
• Character and heritage overlay requirements
• Use of the land

The DA is issued by BCC and must be obtained before you can apply for a building permit (in most cases). The DA approves the project in principle from a planning perspective. It does not certify that the building will be constructed safely or to the Building Code of Australia: that is the certifier’s job.

Building Permit: Private Building Certifier

A building permit approves the technical construction of the works. In Queensland, residential building work is assessed by a private building certifier rather than by council.

The certifier:

• Assesses your plans against the Building Code of Australia
• Issues the building permit to allow works to begin
• Conducts inspections at mandatory hold points during construction
• Collects compliance certificates from licensed trades
• Issues the Form 21 (Occupancy Certificate) at completion

You choose and engage your own certifier: they are not assigned by council.

How the two approvals relate

For a Queenslander raise and build-under, the typical sequence is:

1. Engage a building designer to prepare plans
2. Lodge a DA with BCC
3. DA approved (conditions may apply)
4. Engage a private certifier
5. Lodge for a building permit with the certifier
6. Building permit issued
7. Works begin on site
8. Certifier inspects at hold points throughout construction
9. Certifier issues Form 21 at completion

In some cases, a DA is not required (certain code-assessable or exempt works). In those cases, the process starts at step 4.

Do I need both?

For a Queenslander raise and build-under, you almost certainly need both:

• A DA from BCC (for the planning assessment of the raise and new building envelope)
• A building permit from a private certifier (for the technical construction approval)

There are limited circumstances where a DA is not required, but these should be confirmed with BCC rather than assumed.

Choosing a private certifier

Private certifiers are licensed by the QBCC and listed on the QBCC register. For a Queenslander raise and build-under, look for a certifier who:

• Has experience with similar projects
• Is familiar with the Brisbane character overlay requirements
• Has a clear process for issuing hold points and communicating with trades

Ask your structural engineer for a recommendation: they often work with the same certifiers repeatedly and the relationship matters.