Builder Low Rise vs Medium Rise vs Open Licence in QLD

What it is

The QBCC issues residential and commercial builder licences in three main scope tiers under the Queensland Building and Construction Commission Act 1991. Each tier corresponds to the building classes in the National Construction Code Volume One. Picking the wrong one is a costly mistake. Working outside scope is unlicensed contracting under section 42 of the QBCC Act and the contract may be unenforceable for the builder.

The three tiers explained

Builder Low Rise

A Builder Low Rise licence covers Class 1 and Class 10 buildings (detached houses, townhouses, sheds, carports) with no floor area limit. It also covers Class 2 to 9 buildings with a gross floor area of up to 2000 square metres, but only Type C construction. Type A and Type B construction are excluded. In plain terms, a Builder Low Rise can build duplexes, small apartment blocks of three storeys or less and small commercial sheds, but not a four-storey unit block.

Builder Medium Rise

A Builder Medium Rise licence covers everything Low Rise covers, plus Class 2 to 9 buildings up to three storeys above ground (excluding levels used only for car parking) and a gross floor area limit of 2000 square metres per storey for Type B construction. Steel-framed buildings up to 8000 square metres are also in scope. This tier suits multi-residential builders working on townhouse projects with retail at grade.

Builder Open

A Builder Open licence has no class restriction and no floor area cap. The licensee can build anything from a single dwelling to a high-rise tower of Type A construction. Open licensees must show that more than 50 percent of their experience is in open scope work, not low rise or medium rise.

Experience pathways

Each tier has separate experience and qualification rules.

Low Rise

• Carpentry or bricklaying trade qualification plus 2 years experience in the licence scope, or
• Other trade or design qualification plus 4 years experience in the licence scope
• Successful completion of QBCC-approved managerial units

Medium Rise

• Diploma of Building and Construction (Building) or higher
• At least 3 years experience working under the supervision of a Builder Medium Rise or Builder Open licensee
• Evidence of work on Class 2 to 9 projects up to three storeys

Open

• Bachelor of Construction Management or equivalent
• 3 years experience in Builder Open scope work
• More than 50 percent of total experience must be in open scope projects

Common compliance traps

Building above your class

A Builder Low Rise who takes on a four-storey Class 2 development is contracting without a licence for that work. QBCC can refuse the related Queensland Home Warranty insurance, refer the matter for prosecution and add demerit points to the licence.

Type A and Type B confusion

NCC Volume One Section C defines Type A, B and C construction by fire resistance levels. Three-storey timber-framed townhouses are often Type C, but the same building in concrete or steel may be Type B. Always check the certifier's classification before quoting.

Sub-contracting outside scope

A Low Rise builder cannot sub-contract Class 2 work above their scope by sitting under a head builder. The licensee performing the contract must hold the right class. Joint-venture or sub-contractor arrangements do not cure the breach.

Where TradeLens fits

TradeLens identifies projects that may sit outside a builder's class scope based on contract value, storey count and NCC classification. Catching a scope problem during pricing is cheap. Catching it at certification is not.

Choosing the right class

Most residential builders start with a Low Rise licence. The upgrade pathway to Medium Rise or Open requires evidence of supervised experience on higher class projects, so plan the experience trail early. Working as a site manager for a Medium Rise or Open licensee is the standard path. QBCC counts that time if the licensee signs a declaration confirming the scope of supervision.

If your pipeline includes any Class 2 to 9 work above 2000 square metres or above three storeys, apply for the Medium Rise or Open class before you tender. Quoting work outside your class exposes you to contract unenforceability and disciplinary action.