Understand the Queensland Approvals Landscape
Queensland's building approval system involves multiple parties, each with distinct responsibilities. Whether you're building in Brisbane, the Gold Coast, or regional Queensland, you'll navigate a similar framework—but the players and timelines can vary.
The Key Players
Council vs Private Certifier
You have two pathways for building approvals in QLD:
- Council pathway: Your local council assesses and approves your building application
- Private certifier pathway: A licensed private certifier (building certifier) handles the assessment and approval process
At The Markon Group, we work exclusively with trusted private certifiers who provide faster turnaround times, more personalized service, and expert guidance throughout your build. This streamlined approach is particularly valuable in Brisbane and Gold Coast regions where demand is high and council processing times can extend significantly.
QBCC (Queensland Building and Construction Commission)
The QBCC regulates the building industry, ensuring builders hold appropriate licenses and insurance. While they don't approve your specific plans, they're essential for verifying your builder's credentials. The Markon Group maintains full QBCC licensing and compliance, giving you peace of mind throughout your project.
Your Builder
Responsible for coordinating trades, managing construction, and ensuring work complies with approved plans and building codes. When you build with The Markon Group, we handle all coordination with our private certifier, consultants, and authorities—removing the administrative burden from your shoulders.
Consultants and Specialists
Depending on your site and design, you may need engineers (structural, geotechnical, hydraulic), surveyors, town planners, and environmental consultants. The Markon Group has established relationships with qualified professionals across all disciplines, ensuring seamless coordination and faster approvals.
The Complete Approvals Checklist for Your Custom Home
Here are the typical approvals required for a suburban new custom home build in Queensland. Each project is unique, and the specific approvals you'll need depend on your site location, design complexity, and local council requirements:
1. Development Approval (Planning Approval)
What it is: Permission to use the land for your intended purpose (residential dwelling) and confirmation that your proposed home complies with local planning schemes
When you need it: Before building approval, if your project requires it
Who asseses: Local council or private certifier (limited scope)
Timeline: 15-60 days depending on complexity
The Markon Group's experience: Because we work extensively with newly released land in master-planned estates, development approval is often a straightforward process for standard single and double-storey homes. These estates typically have pre-approved design guidelines that streamline the approval pathway. However, we still carefully assess development approval requirements, particularly for triple-storey homes, knock-down rebuilds, and newly subdivided land. These situations must be thoroughly evaluated to ensure your new build meets all council regulations, zoning requirements, and planning scheme provisions.
When development approval is typically required:
- Triple-storey homes (height restrictions and neighbourhood character considerations)
- Knock-down rebuilds (especially in established suburbs with specific character overlays)
- Newly subdivided land (ensuring compliance with subdivision conditions)
- Properties with site constraints (steep slopes, flood zones, bushfire areas)
- Homes that vary from standard estate design guidelines
- Properties in heritage or character protection areas
How The Markon Group helps: We assess your site early to determine if development approval is required, and coordinate the entire application process if needed. Our experience with local councils across Brisbane and the Gold Coast means we understand regional variations in planning requirements.
Common pitfall: Assuming you don't need development approval and proceeding straight to building approval, only to discover planning permission is required—causing significant delays
2. Building Approval (Development Permit for Building Work)
What it is: Certification that your building design complies with the Building Code of Australia, Queensland Development Code, and relevant Australian Standards
When you need it: Before any construction work begins
Who assesses: The Markon Group's private certifier
Timeline: 10-20 business days with our private certifier (compared to 20-40 business days with council)
Documents required:
- Architectural plans and specifications
- Site plan and survey
- Structural engineering certification
- Energy efficiency (NatHERS) report
- Soil test/geotechnical report
- Hydraulic plans
- Bushfire Attack Level (BAL) assessment (if applicable)
- Wind classification report (if in cyclonic region)
- Termite management plan
How The Markon Group helps: We prepare comprehensive documentation packages and work directly with our private certifier to ensure first-time approval. Our established relationship means faster communication and expert guidance throughout the assessment process.
Common pitfall: Incomplete documentation causing delays and resubmissions—our thorough preparation process eliminates this issue
3. Plumbing and Drainage Approval
What it is: Approval for all plumbing, drainage, and sanitary systems including water supply, sewerage, and stormwater management
When you need it: Before plumbing work commences
Who assesses: Our private certifier
Timeline: 5-10 business days
Documents required: Hydraulic plans showing water supply, sewerage connections, stormwater drainage, and compliance with Queensland Plumbing and Wastewater Code
How The Markon Group helps: Our hydraulic consultants prepare detailed plans that meet all requirements, and we coordinate timing with building approval for seamless progression. We ensure stormwater management complies with council requirements, particularly important in newly released estates with specific drainage infrastructure.
Common pitfall: Not coordinating with building approval, causing scheduling delays and work stoppages
4. Soil Test and Engineering Certifications
What it is: Geotechnical assessment of your site's soil conditions and structural engineering designs for footings, foundations, and structural elements
When you need it: Before building approval submission
Who provides: Geotechnical engineer and structural engineer (coordinated by The Markon Group)
Timeline: 1-2 weeks for soil test, 2-4 weeks for engineering designs
What's assessed: Soil classification, bearing capacity, reactivity, drainage characteristics, and appropriate foundation design
How The Markon Group helps: We arrange soil testing early in the design phase, allowing our structural engineers to design appropriate foundations from the outset. This is particularly important in newly released estates where soil conditions can vary significantly across the development.
Common pitfall: Discovering poor soil conditions (highly reactive clay, fill, or low bearing capacity) late in the process, requiring expensive foundation solutions and design modifications
5. Bushfire Assessment (BAL Rating)
What it is: Assessment of bushfire attack level and required construction standards under Australian Standard AS 3959
When you need it: If your property is in a bushfire-prone area (check council bushfire hazard mapping)
Who provides: Accredited bushfire consultant (arranged by The Markon Group)
Timeline: 1-2 weeks
BAL ratings: Range from BAL-LOW (lowest risk) to BAL-FZ (flame zone), with each level requiring specific construction standards
How The Markon Group helps: We identify bushfire requirements during initial site assessment and incorporate appropriate construction standards into your design from the beginning. Many newly released estates on the urban fringe have bushfire considerations that must be addressed.
Common pitfall: Not identifying bushfire requirements early, leading to design changes, upgraded materials, and significant cost increases
6. Energy Efficiency Assessment (NatHERS)
What it is: Rating of your home's thermal performance using the Nationwide House Energy Rating Scheme (must achieve minimum 7 stars in QLD as of May 2024)
When you need it: Before building approval
Who provides: Accredited energy assessor (coordinated by The Markon Group)
Timeline: 1-2 weeks
What's assessed: Insulation, glazing, orientation, shading, ventilation, and overall thermal performance
How The Markon Group helps: Our designs incorporate energy-efficient features that easily meet or exceed the 7-star requirement, and we coordinate the assessment as part of our standard process. We optimize orientation and design elements to maximize natural energy efficiency, ensuring your home is comfortable year-round while minimizing energy costs.
Common pitfall: Failing to meet minimum standards, requiring design modifications such as upgraded glazing, additional insulation, or shading devices
7. Sewer and Water Connection Approvals
What it is: Permission to connect to council water supply and sewerage infrastructure
When you need it: Before connections are made during construction
Who approves: Local council or water authority (e.g., Urban Utilities, Unitywater, Queensland Urban Utilities)
Timeline: 2-4 weeks
Documents required: Hydraulic plans, connection application forms, compliance certificates
How The Markon Group helps: We submit connection applications at the optimal time and follow up to ensure timely approvals. In newly released estates, we coordinate with developers and water authorities to ensure infrastructure is available when needed, preventing delays at practical completion.
Common pitfall: Not applying early enough or discovering infrastructure isn't yet available, delaying practical completion and your move-in date
8. Electrical Connection Approval
What it is: Permission to connect to the electricity distribution network and installation of meter box
When you need it: Before electrical connection and energization
Who approves: Energy provider (Energex in South East Queensland, Ergon Energy in regional areas)
Timeline: 2-6 weeks depending on service type (standard connection vs. upgraded service)
How The Markon Group helps: We apply for electrical connections early in the construction phase, accounting for extended timelines when upgrades or new services are required. We specify the appropriate service size based on your home's electrical load requirements.
Common pitfall: Underestimating timeline for new or upgraded connections, particularly in newly released estates where network capacity may require augmentation
9. Driveway Crossover Approval
What it is: Permission to construct a driveway crossing the footpath, nature strip, or council-controlled land
When you need it: Before constructing the driveway and crossover
Who approves: Local council
Timeline: 2-4 weeks
Requirements: Compliance with council standards for width, gradient, materials, and sight lines
How The Markon Group helps: We include driveway crossover applications in our initial approvals package, ensuring this doesn't become a last-minute obstacle. We design crossovers that meet council specifications while complementing your home's aesthetic.
Common pitfall: Constructing without approval, resulting in removal and reconstruction at your expense
10. Telecommunications Connection
What it is: Connection to NBN or other telecommunications infrastructure
When you need it: During construction phase (typically before lock-up stage)
Who coordinates: NBN Co or service provider (application managed by The Markon Group)
Timeline: 4-12 weeks (can be longer in some newly released areas)
How The Markon Group helps: We lodge telecommunications applications early and follow up regularly to ensure connection is ready for your move-in date. In newly released estates, we coordinate with developers to understand NBN rollout schedules and infrastructure availability.
Common pitfall: Not applying early, discovering infrastructure delays, and postponing your move-in date due to lack of telecommunications services
11. Stormwater Drainage Approval
What it is: Approval for stormwater management system ensuring proper drainage and compliance with council requirements
When you need it: Typically included with plumbing approval, but may require separate assessment
Who approves: Council or private certifier
Timeline: Included in plumbing approval timeline
Requirements: Proper collection, conveyance, and disposal of stormwater; may require on-site detention in some areas
How The Markon Group helps: We design stormwater systems that comply with council requirements and estate covenants. In newly released estates, we ensure integration with the development's overall drainage infrastructure.
Common pitfall: Inadequate stormwater management causing flooding, erosion, or drainage onto neighboring properties
12. Retaining Wall Approval (If Applicable)
What it is: Approval for retaining walls, particularly those over certain heights or near boundaries
When you need it: Before constructing retaining walls (typically included in building approval for walls over 1 meter)
Who approves: Private certifier or council (depending on height and location)
Requirements: Structural engineering certification for walls over 1 meter; compliance with boundary setbacks
How The Markon Group helps: Our structural engineers design compliant retaining walls, and we include these in our building approval documentation. This is particularly relevant for sloping sites in newly released estates.
Common pitfall: Constructing retaining walls without approval or engineering certification, creating safety risks and compliance issues
13. Mandatory Inspections During Construction
What they are: Required inspections at critical construction stages to verify compliance with approved plans and building standards
When you need them: Throughout construction at specified stages
Who conducts: The Markon Group's private certifier
Mandatory inspection stages (as per Building Regulation 2021):
- Excavation (after excavation of foundation material, before concrete pour)
- Footings inspection (after formwork and reinforcement placement, before concrete pour)
- Slab inspection (after formwork and reinforcement placement, before concrete pour)
- Frame inspection (structural framing complete)
- Final inspection (completed building with all certificates)
Additional inspections may include:
- Wet area waterproofing (bathrooms, laundry, balconies)
- Pre-plasterboard/lining inspection (services and framing)
- Termite protection verification
- Smoke alarm installation
How The Markon Group helps: We schedule all mandatory inspections in advance and ensure work is ready for inspection, preventing delays and failed inspections. Our quality control processes mean we consistently pass inspections on the first attempt.
Common pitfall: Not scheduling inspections in advance, causing work stoppages, or failing inspections due to non-compliant work requiring costly rectification
14. Pool Compliance Certificate (If Applicable)
What it is: Certification that pool fencing and safety barriers meet Queensland pool safety standards
When you need it: Before pool can be filled and used; required for final inspection
Who assesses: Licensed pool safety inspector or our private certifier (depending on council requirements)
Requirements: Pool barriers must comply with Queensland Development Code MP 3.4 and Australian Standard AS 1926.2007, including:
- Glass fences or government-certified fencing systems
- Minimum 1200mm height
- Self-closing, self-latching gates
- Non-climbable zones
- No gaps greater than 100mm
- CPR signage displayed
How The Markon Group helps: If your custom home includes a pool, we ensure all fencing meets government certification requirements from the design stage. We coordinate pool safety inspections and provide you with the required compliance certificate. All pool fencing—whether glass fences or other certified barrier systems—is designed and installed to meet Queensland's strict safety standards.
Common pitfall: Installing non-compliant fencing (incorrect height, climbable zones, faulty latches, excessive gaps) that must be replaced before pool approval, or discovering compliance issues at final inspection
15. Final Inspection and Certificate of Occupancy
What it is: Final verification that construction complies with approved plans, building standards, and all relevant codes
When you need it: Before occupying the home
Who provides: The Markon Group's private certifier
Timeline: 1-2 weeks after final inspection (assuming no defects identified)
What's inspected: Overall compliance with approved plans, structural integrity, fire safety, accessibility, services installation, energy efficiency, termite protection, wet area waterproofing, glazing, smoke alarms, and completion of all required work
How The Markon Group helps: We conduct pre-final inspections internally to identify and rectify any issues before the official final inspection, ensuring a smooth path to occupancy. Our quality assurance processes minimize the risk of failed final inspections.
Common pitfall: Discovering defects or non-compliances at final inspection, delaying occupancy and requiring costly rectification work
16. Form 15 (Certificate of Classification)
What it is: Official classification of your completed building lodged with the council
When you need it: After final inspection and before settlement (if applicable)
Who provides: The Markon Group's private certifier
Purpose: Required for insurance, council records, and property settlement; confirms building classification and compliance
How The Markon Group helps: We ensure all documentation is complete and lodged promptly, providing you with all necessary certificates for insurance and settlement purposes. This is the final step in the approvals journey.
17. Occupancy Permit
What it is: Official permission to occupy the completed building
When you need it: Before moving in
Who provides: The Markon Group's private certifier
Timeline: Issued following successful final inspection
How The Markon Group helps: We coordinate all final requirements to ensure your occupancy permit is issued without delay, allowing you to move into your new home on schedule.
Common pitfall: Attempting to occupy the home before receiving the occupancy permit, which can affect insurance coverage and create legal issues
Timeline Overview: What to Expect
Pre-construction phase (8-14 weeks with The Markon Group):
- Initial site assessment and feasibility: 1 week
- Site-specific consultant reports (soil, bushfire, energy): 2-3 weeks
- Design and documentation: 4-6 weeks
- Development approval (if required): 4-8 weeks (concurrent with design)
- Building approval through private certifier: 2-3 weeks
Construction phase (20-30 weeks for typical home):
- Site preparation and excavation: 1-2 weeks
- Foundation and footings: 2-3 weeks
- Slab construction: 1-2 weeks
- Frame construction: 4-6 weeks
- Lock-up stage (roof, windows, doors): 12-18 weeks cumulative
- Internal fit-out and fixing: 18-26 weeks cumulative
- Practical completion: 20-30 weeks total
Post-construction (1-3 weeks):
- Pre-final inspection and defect rectification: 1-2 weeks
- Final inspection: 1 day
- Certificate of occupancy and Form 15: 3-5 days
The Markon Group's use of private certifiers and established consultant relationships typically reduces the pre-construction approval phase by 2-4 weeks compared to the council pathway, getting you into your new home faster.
Common Pitfalls to Avoid
1. Incomplete Documentation
Submitting building applications without all required reports and certifications causes delays and resubmissions. The Markon Group's comprehensive documentation process ensures first-time approval success, saving you weeks of waiting.
2. Choosing the Wrong Approval Pathway
Not understanding whether you need development approval wastes time and money. Our early site assessment identifies all approval requirements upfront, particularly important for triple-storey homes, knock-down rebuilds, and newly subdivided land.
3. Poor Coordination Between Consultants
When engineers, architects, and certifiers don't communicate, inconsistencies arise in documentation. The Markon Group manages all consultant coordination, ensuring seamless integration of all reports and plans.
4. Missing Inspection Windows
Failing to schedule mandatory inspections in advance stops work and delays your project. We maintain a detailed inspection schedule and coordinate with our private certifier to prevent work stoppages.
5. Underestimating Connection Timelines
Utility connections (especially electrical and telecommunications) take longer than most homeowners expect. We apply for all connections early and build buffer time into our construction schedule, particularly important in newly released estates.
6. Not Engaging a Private Certifier Early
Waiting until plans are complete misses opportunities for guidance that could streamline approvals. The Markon Group involves our private certifier from the design phase, identifying potential issues before they become problems.
7. Ignoring Bushfire and Flood Requirements
Discovering these requirements late can mean significant design changes and cost blowouts. Our initial site assessment identifies all environmental constraints, allowing us to design appropriately from the start—particularly relevant in newly released estates on the urban fringe.
8. Non-Compliant Pool Fencing
Installing pool fencing that doesn't meet government certification requirements results in costly replacements and delays. When pools are part of your build, we ensure all fencing—whether glass fences or other certified systems—meets Queensland safety standards including proper height, self-closing gates, non-climbable zones, and appropriate gap specifications before final inspection.
9. Assuming Estate Approvals Are Automatic
Even in newly released estates with design guidelines, approvals aren't guaranteed. We ensure your design complies with both estate covenants and council requirements, preventing rejection and redesign costs.
10. Overlooking Subdivision Conditions
Newly subdivided land often comes with specific conditions that must be satisfied before building approval. We review all subdivision conditions early to ensure compliance and avoid surprises.
11. Failing to Meet Updated Energy Standards
The increase from 6-star to 7-star NatHERS requirements means homes need better thermal performance. Designs that would have passed previously may now require upgrades to insulation, glazing, or shading to meet current standards.
The Markon Group Advantage: Streamlined Approvals
When you build with The Markon Group, you benefit from our established approvals framework:
Trusted Private Certifier Relationships: Our long-standing partnerships with private certifiers in Brisbane and the Gold Coast mean faster processing, expert guidance, and fewer complications. We've built hundreds of homes through these relationships, creating efficient communication channels that benefit every client.
Comprehensive Documentation: We prepare complete, accurate documentation packages that achieve first-time approval, eliminating costly resubmissions and delays. Our systematic approach ensures nothing is overlooked.
Proactive Coordination: We manage all consultant relationships, inspection scheduling, and authority communications, removing the administrative burden from you. You'll never need to chase approvals or wonder about the status of your application.
Early Issue Identification: Our experience allows us to identify potential approval obstacles during the design phase, when solutions are simpler and less expensive. This is particularly valuable for triple-storey homes, knock-down rebuilds, and challenging sites.
Estate Expertise: Working extensively with newly released land developments gives us deep knowledge of estate-specific requirements, developer coordination, and infrastructure timing. We understand the nuances of building in master-planned communities.
Current Standards Compliance: We stay updated on all regulatory changes, including the recent increase to 7-star NatHERS requirements and evolving pool safety standards, ensuring your home meets current codes without costly mid-project modifications.
Transparent Timeline Management: We provide realistic timelines with built-in buffers, keeping you informed at every stage of the approvals process. You'll always know what's happening and what's coming next.
Full QBCC Compliance: As a fully licensed QBCC builder, we maintain all required insurance and compliance standards, protecting your investment throughout the build.
Understanding Your Specific Approval Needs
Every site and project is unique. The approvals you'll need depend on several factors:
Site Location:
- Newly released estates (typically streamlined approvals for standard designs)
- Established suburbs (may require development approval)
- Bushfire-prone areas (BAL assessment required)
- Flood-affected areas (additional engineering and approvals)
- Coastal areas (cyclonic wind ratings, corrosion protection)
Project Type:
- Single or double-storey homes (standard approvals)
- Triple-storey homes (development approval typically required)
- Knock-down rebuilds (development and building approvals)
- Newly subdivided land (compliance with subdivision conditions)
Design Complexity:
- Standard designs (straightforward approvals)
- Custom architectural designs (may require additional assessments)
- Homes with pools (pool safety compliance with certified fencing)
- Homes with significant earthworks (retaining wall approvals)
The Markon Group assesses your specific situation during our initial consultation, providing a clear roadmap of required approvals and realistic timelines.
Your Stress-Free Path to Approval
Building a custom home involves numerous approvals, inspections, and certifications—but you shouldn't have to navigate this complexity alone. The Markon Group's comprehensive approvals management means you can focus on the exciting aspects of creating your dream home while we handle the paperwork, coordination, and compliance.
From initial site assessment through to your certificate of occupancy, our experienced team works with our trusted private certifier and specialist consultants to keep your project moving forward smoothly. We've refined our approvals process over countless successful builds across Brisbane, the Gold Coast, and beyond, and we bring this expertise to every new project.
Whether you're building on newly released land where approvals are typically straightforward, or tackling a triple-storey home or knock-down rebuild that requires more detailed assessment, we have the experience and relationships to navigate the process efficiently. We ensure your home meets all current standards, including the updated 7-star energy efficiency requirements and comprehensive pool safety regulations.
Ready to build without the approval headaches? Contact Homes by Markon today and experience the difference of working with a builder who manages every aspect of the approvals pathway. Let us handle the complexity while you focus on the excitement of creating your custom home.
Building approvals QLD | Private certifier Brisbane | QBCC Gold Coast | Custom home approvals | Building permits Queensland | QLD building certifier | Development approval Queensland | NatHERS 7 star rating
