A licence is not a licence is not a licence
When you search a builder on a state government register and see "Licence: Current," it's natural to feel reassured. But a current licence tells you almost nothing on its own. What matters is whether the licence held authorises the specific work you are planning to have carried out.
Every state and territory in Australia has its own licensing system, with different categories, classes and conditions. A builder licensed for one class of work in one state may be completely unlicensed — and therefore uninsured — for what you're actually planning to build.
The key things to check on any licence
1. Currency — is it actually current?
The register will show you the current status of the licence. Check that it is marked as current or active — not suspended, cancelled, expired, or under condition. A licence that was current three months ago when you received a quote may not be current today. Always check at the time you are about to sign a contract, not when you first received the quote.
2. Category or class — what work is it for?
This is where most homeowners stop reading, and where the important information actually lives. Licences are divided into categories that authorise different types and scales of work. In Queensland, for example, the QBCC issues licences across categories including Open Builder, Site Supervisor, Builder Restricted, and various trade contractor categories. Each authorises different work.
Common trap: A builder with a trade contractor licence (for example, a licensed carpenter) is not licensed to act as the head contractor on a residential construction project. They can carry out their specific trade — not manage and coordinate an entire build.
3. Conditions — are there any restrictions attached?
Licences can be issued with conditions attached — restrictions on the type or value of work the licensee can carry out, requirements to work under supervision, or geographic limitations. These conditions appear on the register entry. A builder who carries out work that exceeds their conditions is effectively operating unlicensed for that component of the work.
4. The licence holder — individual or company?
In most states, building licences can be held by an individual or by a company. If you are contracting with a company, verify that the company holds the licence — not just one of its directors personally. The director's personal licence does not automatically extend to the company's work. This is a common source of confusion and a genuine legal risk.
State-by-state licence categories — a brief guide
Queensland (QBCC)
The QBCC issues licences across building and trade contractor categories. For residential construction, the relevant categories are typically Open Builder (no value limit), Builder Restricted (limited scope), and Site Supervisor. The register shows the category, currency and any conditions. Search at my.qbcc.qld.gov.au.
New South Wales (NSW Fair Trading)
NSW Fair Trading issues Contractor Licences and Supervisor Certificates. For residential work, you want a Contractor Licence with the relevant class — for example, building (general), swimming pools, or specialist categories. The licence holder must be the contracting entity. Search at NSW Fair Trading public register.
Victoria (VBA)
The Victorian Building Authority (VBA) registers building practitioners under categories including Domestic Builder (Unlimited), Domestic Builder (Limited), Domestic Builder (Manager), and Commercial Builder. For standard residential construction, you want Domestic Builder (Unlimited) or, for smaller works, the appropriate limited category. Search at the VBA practitioner register.
ACT, SA, WA, TAS, NT
Each territory and state has its own licensing framework and register. The general principles are the same: check currency, check category, check conditions, check whether the contracting entity (not just the individual) holds the licence. Use our state search links to access the correct register for your state.
Remember: A licence search is the starting point — not the finish line. It tells you a builder met minimum requirements at a point in time. It tells you nothing about their financial position, dispute history, or how they perform when a project goes wrong. That's what a background report is for.
What to do with this information
- Search the register yourself — don't rely on a copy provided by the builder
- Screenshot or print the register entry at the time of search, with the date visible
- Check the licence category matches the scope of your project
- Check that the contracting entity (the company or individual you are signing with) holds the licence
- Check for conditions or restrictions
- Do this again just before you sign the contract — not just when you receive a quote
Check your builder now
A licence search is free and takes 30 seconds. A background report costs a fraction of what a building dispute will cost you.
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