What Building Work Can an Owner Builder Actually Do?

What building work can owner builders do? Learn what you can manage or do yourself, when licensed trades are required and how the rules differ across Australia.

One of the biggest misconceptions about becoming an owner builder is that an owner-builder permit or approval gives you permission to personally carry out every part of the build.

It doesn't.

Being an owner builder generally means taking responsibility for managing or supervising building work on your own property. Depending on your state, the project and the type of work involved, you may also be able to physically complete some of the building work yourself.

But certain work — particularly specialist trades such as electrical, plumbing and gasfitting — is subject to separate licensing requirements.

So, what building work can owner builders actually do?

Let's break it down.

What Does an Owner Builder Actually Do?

An owner builder essentially steps into many of the responsibilities that would normally sit with a licensed builder.

That can include:

• planning and coordinating the project

• obtaining required permits and approvals

• engaging contractors and trades

• scheduling the different stages of construction

• ordering materials

• monitoring costs

• supervising the site

• arranging inspections and certification

• keeping project records

• making sure work complies with applicable requirements

  
  

Importantly, managing a trade doesn't mean you're automatically licensed to perform that trade yourself.

For example, NSW Government guidance states that an owner builder is responsible for the building work in much the same way as a licensed builder would be, but an owner builder permit is not a builder's licence.

Can an Owner Builder Physically Do Building Work?

Potentially, yes.

Owner building isn't limited to standing on the sidelines and managing contractors.

Depending on your jurisdiction and the work involved, an owner builder may be able to perform some of the building work personally.

Victoria's Consumer Affairs guidance, for example, expressly describes owner building as potentially involving doing all or part of the work yourself, except work that must be carried out by licensed tradespeople. It also recognises contracting out some or all of the work to trades.

Queensland provides another useful example. QBCC says an owner-builder permit can allow the permit holder to personally perform building work and act as the head contractor, while coordinating and scheduling contractors.

But there is an important catch:

What you're allowed to manage and what you're legally allowed to personally perform are not necessarily the same thing.

That's the distinction every owner builder needs to understand.

What Types of Projects Can Owner Builders Take On?

The answer varies significantly between states and territories.

Depending on the jurisdiction, eligible owner-builder projects can include things such as:

• constructing a new home

• extending an existing home

• renovating or altering a home

• garages and carports

• residential sheds

• pergolas and outdoor areas

• swimming pools

• completing certain stages of a residential build

  
  

Queensland, for example, currently allows eligible owner-builder projects including new homes, renovations and extensions, garages, carports, residential sheds, residential swimming pools and pergolas or entertainment areas. QBCC also allows an owner builder in certain circumstances to complete a new home from a stage previously contracted to a licensed builder.

That doesn't mean the same list automatically applies everywhere in Australia.

Your state's rules, your approval or permit and the approvals for the particular project determine what you can actually undertake.

What Work Can't an Owner Builder Do Themselves?

This is where owner builders need to be particularly careful.

An owner-builder approval or permit doesn't override Australia's trade licensing laws.

Electrical Work

You should never assume that becoming an owner builder allows you to perform electrical work.

Electrical work is separately regulated.

For example, NSW states that specialist electrical work isn't authorised by an owner-builder permit unless the person holds the appropriate licence. NSW also requires electrical wiring work to be performed by, or under the supervision of, a licensed electrician.

Queensland similarly identifies electrical work as work an owner builder cannot simply undertake themselves under ordinary DIY owner-building rights.

So being responsible for organising the electrician does not make you the electrician.

What About Plumbing and Drainage?

The same principle applies to plumbing and drainage.

These are regulated trades, and owner builder status doesn't automatically authorise you to perform them.

In Queensland, an owner builder cannot personally carry out plumbing or drainage work unless they hold the appropriate occupational licence.

NSW also identifies plumbing and drainage as specialist work requiring an appropriately licensed tradesperson.

Tasmania provides another clear example: CBOS states that even much low-risk plumbing work is to be carried out by a licensed plumber, apart from very minor work such as changing a tap washer, while medium-risk work such as installing new bathroom fixtures or plumbing associated with kitchen renovations requires a licensed plumber.

Can an Owner Builder Do Gas Work?

Again, don't confuse owner-builder authority with a trade licence.

Gasfitting is regulated work.

In NSW, gasfitting is specifically listed as specialist work that an owner-builder permit doesn't authorise you to perform unless you hold the appropriate licence.

Queensland likewise requires an appropriate occupational licence for gasfitting.

This is one area where DIY should never be assumed to be permitted simply because you're the owner builder.

Can an Owner Builder Do Their Own Carpentry, Tiling or Painting?

This becomes more dependent on where you're building, the value and nature of the work, your permit conditions and the applicable licensing rules.

There are many tasks on a residential project that aren't regulated in the same way as electrical, plumbing or gas work.

But that doesn't mean every task is automatically unrestricted.

For example, there may be rules concerning structural work, waterproofing, asbestos, demolition, trade licensing, building approvals and certification.

There can also be significant consequences if work doesn't comply with the approved plans, National Construction Code or other applicable requirements.

The safest rule is: don't decide whether you can personally perform work based solely on whether you think you have the skills to do it. Check whether that particular work is legally permitted to be performed by you in your state.

What About Asbestos?

Asbestos is another area where specific rules apply.

Owner builder status doesn't override asbestos laws.

For example, Queensland's QBCC states that an owner builder cannot remove more than 10 square metres of asbestos-containing material without the appropriate asbestos removal licence.

Asbestos requirements vary depending on the material, quantity, jurisdiction and nature of the work, so check the relevant workplace safety regulator before disturbing suspected asbestos.

Can an Owner Builder Hire Contractors to Do Most of the Work?

Yes — and this is an important point.

You don't have to personally build the entire house to be an owner builder.

Many owner builders act primarily as the project's manager.

You might coordinate the build while engaging contractors for excavation, concrete, framing, roofing, electrical, plumbing, waterproofing, plastering, tiling and other stages.

Your role is then largely about coordinating those contractors, managing the sequence of work, controlling the budget and ensuring the required approvals and inspections are addressed.

That's why owner building can be better thought of as taking responsibility for the build, rather than simply "building your own house with your own hands."

Do Contractors Still Need Licences?

Where a licence or registration is required for the work, yes.

The exact thresholds and requirements vary by jurisdiction.

NSW, for example, currently requires tradespeople carrying out home building work costing more than $5,000 in labour and materials to hold the relevant licence. Specialist trades including electrical wiring, plumbing, drainage, gasfitting, air-conditioning and refrigeration require licensing regardless of the value of the work.

Victoria similarly tells owner builders to check the licensing or registration of electricians, plumbers, gasfitters, drainers and other people who are required to be registered or licensed.

As an owner builder, checking a contractor's licence should be part of your process before engaging them.

Owner Builder Rules Are Different in Every State

This is probably the most important takeaway from this article.

There is no single Australian owner-builder permit that gives every owner builder the same rights.

For example, Queensland currently requires an owner builder permit for relevant projects valued at more than $11,000, subject to its rules and exceptions.

NSW generally requires an owner-builder permit where eligible residential building work exceeds $10,000 and the owner isn't contracting a licensed builder to supervise the work.

Victoria currently requires prior owner-builder consent for domestic building work over $20,000.

Western Australia uses a different owner-builder approval system. Owner builder approval must be obtained before applying to the local government for the relevant building permit, where the owner-builder approval requirements apply.

So before deciding what you will personally build, check the rules that apply where the property is located.

A Simple Example

Imagine you're owner building a new house.

You might decide to personally handle suitable work you're legally permitted and competent to undertake, while organising licensed contractors for regulated trades.

Your project could therefore look something like:

You manage: Budget, quotes, scheduling, ordering, contractors, documentation and inspections.

You may personally undertake: Certain permitted general building or finishing tasks, depending on your state, approvals and capabilities.

Licensed specialists undertake: Electrical, plumbing, drainage, gasfitting and other work where the law requires an appropriately licensed person.

You're still the owner builder even though multiple contractors physically construct significant portions of the house.

What Is the Owner Builder Responsible For?

This is the part that can sometimes be overlooked.

Hiring trades doesn't necessarily transfer your overall owner-builder responsibilities to those contractors.

As the owner builder, you may have responsibility for matters including:

• permits and approvals

• engaging appropriate contractors

• coordinating construction

• site safety obligations

• ensuring inspections occur

• keeping documentation

• managing contracts

• ensuring work follows the approved plans

• addressing defects or non-compliance

• completing the project appropriately

  
  

In Victoria, for example, an owner builder takes responsibility for ensuring the building permit is obtained, supervising or undertaking the work, ensuring compliance with building regulations and standards, and dealing with defects or non-compliances associated with the owner-builder work.

That's why becoming an owner builder is much more than simply finding trades and trying to reduce the cost of a builder's margin.

So, What Building Work Can an Owner Builder Actually Do?

The simplest answer is:

An owner builder can manage an eligible building project and may personally perform some of the building work, but owner-builder status doesn't give you the right to perform work that requires a separate trade or occupational licence.

Exactly what you can personally undertake depends on:

• your state or territory

• the type of project

• the value of the work

• your owner-builder approval or permit

• your building approval

• the particular type of work

• any applicable licensing requirements

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Before doing any work yourself, check the requirements of the relevant building and trade regulator in your state.