An owner-builder is a private landowner who takes the "builder" role for residential work on their own property — supervising, often doing parts, and carrying the legal responsibility a licensed builder normally would. You need a permit above a value threshold, you cannot touch the reserved trades, and selling within a few years brings disclosure obligations. Here is how it works state by state.
What an owner-builder is — and the permit thresholds
You need an owner-builder approval (a permit or certificate of consent) to lawfully take the builder role on your own home above a value threshold:
| State | Permit threshold | Authority |
|---|---|---|
| NSW | > $10,000 | NSW Fair Trading / Service NSW |
| VIC | > $16,000 | VBA (Certificate of Consent) |
| QLD | > $11,000 | QBCC |
| WA | ~$20,000+ | Building Services Board |
| SA | > $12,000 | CBS |
(Thresholds move — confirm with your regulator.) You are named as owner-builder on the building approval and carry responsibility for supervision, WHS and code compliance, just like a professional builder. Some states cap frequency — in VIC you can only get an owner-builder permit for a single home once every 5 years.
What you can and cannot do
The pattern is consistent across states:
- You CAN supervise and coordinate the job, do general non-specialist work yourself (carpentry, painting, tiling, landscaping — within your competence), and directly engage licensed trades.
- You CANNOT do work the law reserves to licensed contractors — electrical, plumbing, drainage, gas-fitting, most air-conditioning/refrigeration and certain waterproofing — unless you hold that trade licence. Those must be done by licensed trades who issue compliance certificates (see Electrical, Plumbing, Gas & ARCtick Licensing).
You must comply with WHS, the building codes and planning rules throughout.
Statutory warranties, disclosure and insurance when you sell
This is where owner-builders get caught out. You are not a "licensed builder", but you are largely treated as one for disclosure and warranties when you sell:
- Statutory warranties attach to the work, and a buyer within the statutory period (commonly 6 years major / 2 years other) has consumer expectations similar to licensed-builder work.
- Disclosure: you must disclose that the property includes owner-builder work — in NSW for a period (commonly ~7 years) via the contract and planning certificate; in VIC via the section 32 vendor statement; similar elsewhere.
- Home warranty: owner-builders generally cannot take the mandatory cover licensed builders must for their own work — but if you sell within the disclosure period with residential work above a threshold (NSW >$20,000; commonly $16,000–20,000 elsewhere) you may need to arrange cover for the purchaser, or clearly disclose that none exists. (Detail: Home Warranty Insurance.) Buyers are nervous about owner-builder properties, so clean documentation — approvals, final inspection, trade compliance certificates — is critical.
How to get the permit
Four things recur: you are the owner (or long-term lessee), you complete an owner-builder course, you hold a white card, and you have planning approval (DA/permit):
- NSW: permit for work >$10,000 if you are not engaging a licensed builder to supervise; be 18+, the owner (or a 3+ year lessee), hold a white card, have DA/CDC approval — and for work over $20,000, complete the owner-builder education units. Apply via Service NSW.
- VIC: for work >$16,000, do an approved course, apply to the VBA for a Certificate of Consent, then engage a building surveyor for the permit (single home, once every 5 years).
- QLD: for work >$11,000, do a QBCC-approved course (often online), apply to the QBCC, and quote the permit number on your approvals.
- WA: owner-builder approval from the Building Services Board above the permit threshold (~$20,000+); demonstrate knowledge or complete an approved course.
- SA: for domestic work >~$12,000, apply via CBS or the development approval, meet building-rules certification, and arrange insurance if you later sell over the threshold.
Common mistakes
- Doing reserved work (electrical, plumbing, gas) yourself without the trade licence.
- Skipping the owner-builder course (required above the higher thresholds).
- Selling within the disclosure period without disclosing owner-builder work or sorting warranty cover.
- Keeping no documentation — buyers and their lawyers will want approvals and compliance certificates.
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