Buying a Queenslander

Buying a Raised Queenslander: Questions

Questions to ask before buying a raised Queenslander with a build-under: certification status, structural integrity and DA history.

Queenslander Built Updated 9 May 2026 4 min read

Buying a raised and built-under Queenslander has specific due diligence requirements beyond a standard home purchase. Here are the questions you need answered before you exchange contracts.

Questions for the agent or vendor

About the approvals:

  • Can you provide the development approval (DA) from Brisbane City Council for the raise and build-under?
  • Can you provide the building permit issued by the private certifier?
  • Can you provide the Form 21 (Occupancy Certificate) for the completed works?
  • Was the raise done before or after the property was purchased by the current vendor?
  • Were any works done without council approval? (Ask directly)

About who did the work:

  • Was the project owner-builder or licensed builder?
  • If owner-builder, when was the work completed? (6-year resale restriction applies)
  • Can you provide contact details for the raising contractor and structural engineer?
  • Can you provide the trade compliance certificates (electrical, plumbing)?

About the age and condition:

  • When was the raise done?
  • Have there been any structural issues since the raise?
  • Has any warranty work been done?
  • What is the termite protection: type and last inspection date?

Questions for your building inspector

  • Is there evidence that the build-under was professionally constructed?
  • Does the ceiling height in ground floor rooms meet minimum requirements?
  • Are there adequate egress windows in habitable rooms?
  • Is the plasterboard in sound condition: no moisture damage or delamination?
  • Does the waterproofing in wet areas appear to have been correctly installed?
  • Are there any signs of structural movement since the raise?
  • Are the existing permanent subfloor connections correctly specified and installed?
  • Is the subfloor framing appropriate for the raise height and span?
  • Are there any observable concerns about the structural integrity of the connection between the raised house and the new subfloor?

What should be available from the vendor

The following documents should be available for a properly approved raised Queenslander:

  • Development Approval from Brisbane City Council
  • Building permit from private certifier
  • Form 21 (Occupancy Certificate)
  • Structural engineer’s sign-off
  • Electrical compliance certificate
  • Plumbing compliance certificate
  • Termite barrier installation certificate

If any of these cannot be produced, this warrants serious investigation before committing to the purchase.

Red flags

  • Vendor cannot produce the Form 21
  • No DA can be found in council records
  • The vendor says it was “approved” but cannot produce documentation
  • Ceiling heights in ground floor rooms appear below 2.4 m
  • Obvious quality issues in the construction (incorrect window installation, water damage, DIY electrical)
  • Works appear recent but no permits were pulled

Buying a raised Queenslander: FAQ

What is the most important thing to check when buying a raised Queenslander?

The Form 21 (Occupancy Certificate) from the private certifier. Without it, the build-under is not legally approved for habitation. If the vendor cannot produce this document, treat the build-under as unapproved and price accordingly.

Does it matter if the raise was done under an owner-builder permit?

Yes: if the project was completed under an owner-builder permit within the last six years, the vendor must provide you with a building inspection report and may be required to arrange warranty insurance. Always ask when the work was completed and how it was procured.

Can I finance a purchase where the build-under isn't approved?

Possibly, but it may be difficult. Some lenders will not lend on properties with unapproved structures or will value the property as if the unapproved structure does not exist. This can result in a lower valuation and higher LVR than expected. Check with your broker before exchanging.

Practical tool

Get the Build-Under Budget Toolkit: $79

The Coorparoo build-under line items in a working planning workbook: quote entry, contingency, payment schedule and a glossary. Use it through your own project, not just as a reference.

Get the Toolkit: $79

One-time purchase. Instant download. 30-day refund.

Or subscribe for the free reference tracker

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