Queensland restumping rules: QBCC licensing and approvals

Who needs a QBCC licence

In Queensland, anyone contracting to carry out building work worth more than $3,300 (materials, labour and GST included) must hold a licence from the Queensland Building and Construction Commission (QBCC). A full restumping job runs $15,000–$30,000, so every legitimate restumping or house-raising contractor you speak to should be licensed. There is no single licence class called "restumper": most firms hold a Builder licence (typically low rise), and some hold or subcontract to the specialist trade class Foundation work (piling and anchors), which covers underpinning and installing structural support. Ask which class the company holds, then verify it yourself on the free QBCC online licence register at qbcc.qld.gov.au before you sign anything.

When building approval is needed

Queensland handles building approvals differently to the southern states: they are issued by private building certifiers, not the council (councils handle planning matters). Restumping a whole house is building approval territory, and your contractor will normally arrange the certifier as part of the quote. There is a limited exemption for genuine like-for-like repairs, where replacing a small proportion of stumps over time can proceed without approval, but the thresholds are fiddly and councils interpret them differently, so check with a private certifier before assuming your job is exempt. Budget roughly $800–$2,000 for approval and certification on a full job. Our regulations hub compares how each state handles this.

Raising, height changes and flood areas

Raising a house is never exempt. Any change to floor height needs building approval, engineering design by a registered professional engineer, and soil testing, because you are creating a new structural arrangement rather than repairing an old one. Planning approval may also come into it: most Queensland planning schemes cap house height, and raising into that limit or in a character-housing area can trigger a planning application, so ask your certifier or council early. In flood-mapped areas, councils set minimum habitable floor levels, and raising above the flood line is one of the most common reasons Queenslanders lift their homes. Our house-raising guide walks through the process, and raise-and-restump costs covers the $30,000–$70,000+ budget range.

Home warranty insurance

The Queensland Home Warranty Scheme is compulsory for residential construction work worth more than $3,300. Your contractor pays the premium to the QBCC before work starts and passes the cost on through the contract price. The scheme protects you if the contractor dies, disappears or goes broke, and covers defective work within set periods. You should receive confirmation that the premium has been paid; if a contractor on a $20,000 restump has not mentioned it, that is a red flag worth raising directly with the QBCC.

Paperwork and licence checks

Work over $3,300 needs a written contract that meets QBCC requirements, with more detailed rules as the value rises. Keep the contract, the building approval documents, the engineering drawings and soil test, the insurance confirmation, and the certificate of final inspection your certifier issues when the work passes. That bundle matters when you sell: buyers' solicitors ask for it, and unapproved structural work surfaces in searches. If you are comparing contractors, our Brisbane directory lists restumping and raising specialists, and our guide to choosing a contractor covers the questions to ask. Checking a licence takes two minutes on the QBCC register: search the licence number, confirm the name matches your contract exactly, and check the licence is current with no relevant conditions.