If you’re planning a construction project in Queensland — whether it’s a new home, a granny flat, a shed, or a renovation — there’s one question you’re bound to ask:
Should I go through the council for building approval, or use a private certifier?
In this guide, we break down the key differences between private certifiers and council approvals in QLD, how the process works, what each option involves, and most importantly — how to avoid costly delays and compliance headaches.
What Is a Private Certifier?
A private certifier is a licensed professional who is legally authorized to assess and approve building plans, inspect construction work, and issue building approvals under the Building Act 1975 (QLD).
They’re essentially an alternative to going through your local council for building approvals — and in many cases, a faster and more personalized one.
Private certifiers must be registered with the Queensland Building and Construction Commission (QBCC) and are subject to strict regulatory oversight.
What Is Council Approval?
Council approval refers to the building assessment and inspection process conducted by your local government authority. This usually applies to both building works and planning matters (like zoning compliance and land use regulations).
In QLD, the council acts as both the planning authority and, if chosen, the building certifier — but you’re not legally required to go through them for building certification. That’s where private certifiers come in.
Key Differences: Private Certifier vs Council Approval
Let’s break it down side by side:
| Factor | Private Certifier | Council Approval |
|---|---|---|
| Who they work for | You (the client) | Local government |
| Speed of approval | Usually faster | Often slower due to red tape |
| Flexibility | More scheduling freedom | Limited by internal processes |
| Fees | Competitive, may vary | Usually fixed |
| Responsiveness | More personal service | Bureaucratic response times |
| Scope of service | Focused on building compliance | Broader responsibilities (zoning, local laws, etc.) |
| Accountability | Regulated by QBCC, civil liability | Operates under government framework |
When Do You Need Building Approval in QLD?
You typically need building approval if you are:
- Constructing a new home
- Building a carport, garage, or shed over 10m²
- Adding a deck or patio
- Undertaking major renovations
- Building a retaining wall over 1 meter high
- Installing a swimming pool
Both private certifiers and councils can issue building approvals, but the planning approval (zoning, overlays, etc.) still goes through the local council.
💡 Tip: You may need both planning approval and building approval — they’re separate processes. One doesn’t replace the other.
Pros of Using a Private Certifier in QLD
Let’s be honest — most builders, developers, and homeowners prefer private certifiers for one reason: speed and control.
1. Faster Approvals
Private certifiers aren’t bogged down by internal bureaucracy. Their business model is built around fast turnarounds and client satisfaction.
2. Personalized Service
You’re working with an individual or small team — not a faceless department. They’ll often provide tailored advice, site-specific support, and better communication.
3. Independent Oversight
Contrary to popular belief, private certifiers aren’t just “sign-off merchants.” They’re strictly regulated by the QBCC and can be held liable for negligent approvals.
4. Builder Collaboration
Certifiers often work closely with builders throughout the construction process — providing advice, issuing staged approvals, and conducting inspections at key milestones.
Pros of Going Through Council for Approval
Going through the council might be suitable in certain scenarios:
1. Integrated Planning + Building
If your project has complex zoning or overlay issues, council may be better positioned to handle both planning and building aspects in one process.
2. Lower Perceived Conflict
Some property owners feel more comfortable with a government body handling approvals, assuming there’s less risk of bias or error (although this isn’t always true in practice).
3. Mandatory in Some Situations
Certain developments that involve public land, heritage-listed properties, or council-owned infrastructure may require council involvement no matter what.
Common Misconceptions: Setting the Record Straight
Let’s clear up some confusion around private certifiers vs council approval:
❌ Myth: Private certifiers aren’t as strict as councils
✅ Fact: Private certifiers are bound by the same laws, codes, and standards. Their approvals are just as legally valid — and they can be sued if they get it wrong.
❌ Myth: Using a private certifier means you don’t need council involvement
✅ Fact: You may still need planning approval from the council. Certifiers handle building compliance — not planning/zoning decisions.
❌ Myth: Private certifiers only work with big developers
✅ Fact: Many certifiers work with mum-and-dad homeowners, small builders, and owner-builders every day.
Why This Decision Matters (A Lot)
Choosing the right pathway — private certifier or council — can make or break your project timeline.
Here’s why:
- Delays in approval can push your construction back weeks or months
- Misunderstanding approval requirements can lead to non-compliance fines
- Poor documentation may force you to tear down non-approved work
That’s why engaging an engineering team like Rainbow Engineering early in the process helps ensure everything flows smoothly.
Real-World Scenario: Shed Construction in Gold Coast
Let’s say you’re building a 20m² shed in your backyard in Burleigh Waters.
- Your design complies with setbacks and height restrictions
- It’s more than 10m² so it requires building approval
- But you don’t need a full planning approval as it’s code-assessable
You have two options:
- Submit your application to Gold Coast City Council and wait 4–6 weeks
- Engage a private certifier, get approval in 5–10 business days, and start work sooner
⚠️ A shed built without approval may attract fines exceeding $11,000, and you could be forced to remove it.
What About Owner-Builders?
As an owner-builder in QLD, you still need a private certifier or council to approve your project. You must also obtain an Owner Builder Permit from QBCC for works over $11,000.
Private certifiers are often more accessible for owner-builders, providing guidance without the red tape.
How Rainbow Engineering Can Help
At Rainbow Engineering, we’ve helped hundreds of QLD homeowners and developers navigate approvals with confidence.
Here’s how we support you:
✅ Site-specific advice: We assess your plans and flag risks early
✅ Coordination with certifiers: We work with trusted private certifiers across QLD
✅ Structural documentation: We provide compliant engineering drawings and Form 15 certificates
✅ Problem-solving: We resolve council objections, relaxations, and non-compliance issues
✅ Builder collaboration: We liaise with your builder to keep everything moving
📞 Have a question about building approvals? Call us now
FAQs: Private Certifier vs Council in QLD
Q: Is a private certifier cheaper than council?
A: Not always. Fees vary by project type and complexity, but time savings often outweigh minor fee differences.
Q: Can I switch from council to private certifier midway?
A: It’s possible but not recommended. It’s best to decide upfront to avoid rework and duplicated costs.
Q: Do private certifiers handle planning issues?
A: No. You’ll need to go through council for planning/zoning matters — but many certifiers can assist with this process or refer you to a town planner.
Q: Who checks the builder’s work?
A: The certifier conducts mandatory inspections at stages like slab, frame, and final. They must be satisfied the work complies with the Building Code of Australia.
Final Thoughts: Which One Should You Choose?
If you value:
- Faster approvals
- Clear communication
- Professional independence
- Streamlined inspections
…then a private certifier is likely your best bet — especially when backed by an experienced team like Rainbow Engineering to handle your structural compliance.
That said, if your project has planning complexities, heritage overlays, or public infrastructure concerns, council involvement may be unavoidable.
The key is starting with the right advice — before you build, before you submit, before you risk fines or demolitions.
Get Expert Help With Building Approvals in QLD
Whether you’re building a shed in the backyard or a duplex in Brisbane, Rainbow Engineering can guide you through the maze of:
- Private certifiers
- Council approvals
- Planning rules
- Building regulations
Let’s take the stress out of your project.