In Queensland, Form 12 (titled Aspect Inspection Certificate) is completed by an appointed competent person—not the building certifier—after they inspect a specific aspect of building work and confirm that it has been completed in compliance with the building development approval.
Who can complete Form 12?
- It must be completed by a natural person (not a corporation) whom the building certifier has assessed and appointed as competent to inspect that particular aspect of work.
- For specific aspects:
- Boundary clearances: Must be certified by a registered cadastral surveyor.
- Reinforcement of footings/slab formwork (for single detached Class 1a buildings): Must be certified by an appropriate registered professional engineer.
Summary: Who completes Form 12?
- Appointed competent person, as defined and approved by the building certifier.
- This could be:
- A registered cadastral surveyor, for boundary clearance inspections.
- A registered professional structural engineer, for structural-related aspects like footing or slab reinforcement.
- Or another qualified individual, depending on the nature of the aspect being certified, once properly assessed and appointed by the building certifier.
Who Can Be Appointed as a Competent Person?
A competent person for Form 12 purposes is someone who has been assessed and formally appointed by the building certifier as having the skills, knowledge, and experience to inspect a specific aspect of building work.
Key criteria:
- Individual, not a company — the appointment is personal and based on that person’s qualifications.
- Relevant expertise — they must have proven competence in the particular aspect being inspected (e.g., structural, surveying, plumbing).
- Industry registration — some aspects require the person to hold a professional licence or registration, such as:
- Registered cadastral surveyor for boundary clearances.
- Registered professional engineer for structural inspections like footings or slab reinforcement.
- Agreed scope — their appointment is only for the specific aspect named by the certifier; they can’t certify other work outside that scope.
The building certifier is ultimately responsible for deciding if a person meets the competency standard for the aspect being inspected.
Responsibilities of the Appointed Competent Person
The appointed competent person for Form 12 in QLD has a clear set of responsibilities, all tied to ensuring the inspected aspect of building work meets the approved plans and complies with the Building Code of Australia.
Main responsibilities:
- Carry out the structural inspection — personally inspect the specific aspect of building work they were appointed for, using industry-accepted methods.
- Verify compliance — check that the work matches the building development approval, approved plans, and any relevant standards.
- Complete Form 12 accurately — fill in all required details truthfully, including their name, qualifications, licence/registration (if applicable), and inspection findings.
- Provide the certificate to the building certifier — promptly submit the completed Form 12 so the certifier can use it when deciding whether to approve the stage of work.
- Stay within scope — only inspect and certify the aspect they were specifically appointed to check; they must not sign off on unrelated work.
- Maintain records — keep evidence of the inspection (notes, photos, measurements) in case questions or disputes arise later.
If they provide false or misleading certification, they can face penalties, loss of professional licence, or legal action.
Common Mistakes That Lead to Form 12 Rejection
- Incomplete details — missing information such as licence/registration numbers, inspection dates, or the specific aspect inspected.
- Wrong person signing — someone who wasn’t formally appointed by the building certifier completing the form.
- Scope mismatch — certifying aspects of work outside the appointed scope (e.g., inspecting structural work when only appointed for boundary clearance).
- Lack of supporting evidence — no inspection records, photos, or measurements to back up the certification.
- Non-compliance found but not addressed — certifying work that doesn’t actually comply with the approval or relevant standards.
- Using an outdated form — submitting an old version that doesn’t meet current legislative requirements.
- Illegible or unclear information — handwritten entries or scans that are hard to read.
Get Your Form 12 Done Right with Rainbow Engineering
At Rainbow Engineering, we make sure your building approvals process runs smoothly by handling inspections and certification with precision and compliance in mind.
Whether you need expert guidance on Form 12 or a trusted professional to carry out inspections, our team is ready to help you get it right the first time.
Call us today and let’s keep your project moving without delays.