Getting a DA in Queensland, step-by-step
How to get a development approval in QLD: MCU, IDAS stages, SARA referrals, building approval under Building Act 1975, private certifier hold points.
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Queensland splits approvals into two separate instruments: a Development Approval (DA) under the Planning Act 2016 and a Building Approval (BA) under the Building Act 1975. Most new detached houses in low-density zones are accepted development for planning purposes (no DA needed), but a BA from a licensed building certifier is always required. Where a DA is needed (overlays, higher-density zones, intensified land use), the statutory decision timeframe is 35 business days for the assessment stage, but real-world council turnaround on code assessable residential work typically runs 45 to 70+ business days. If SARA (the state referral agency) is triggered by a state-controlled road, heritage, vegetation clearing or coastal management overlay, add 25 business days for the referral stage. Engage a building certifier early: the five mandatory inspection hold points (excavation, footings, slab, frame, final) are concrete pour gates and missing one stops the job. The Queensland Home Warranty Scheme (QHWS) is compulsory for residential building work over $3,300 ex-GST; the contractor pays the premium before works start.
When you do this
Queensland residential construction runs under two parallel approval tracks:
| Track | Legislation | Issuing body | When required |
|---|---|---|---|
| Development Approval (DA) | Planning Act 2016 (Qld) | Local council (or SARA for state work) | Assessable development: MCU, overlays, reconfiguring a lot |
| Building Approval (BA) | Building Act 1975 (Qld) | Licensed building certifier (private or council) | All Class 1a buildings, always required |
Accepted development (no DA required): Under Planning Regulation 2017 (Qld) Schedule 6, a new detached house in a standard low-density residential zone is typically accepted development. No planning approval is needed; self-assess against the planning scheme codes and go straight to a BA. (verified 2026-05-09, Queensland Legislation)
Assessable development (DA required): A DA is required when the proposal is code assessable or impact assessable under the local planning scheme. Common residential triggers:
| Trigger | Assessment type | Notes |
|---|---|---|
| MCU in a non-standard zone | Code or impact assessable | MCU = starting a new use or intensifying an existing one (Planning Act 2016 Qld Sch 2) |
| Heritage place overlay | Code assessable | State and local heritage places |
| Bushfire management area | Code or impact assessable | Varies by planning scheme and lot |
| Coastal management or erosion-prone area | Code assessable | Triggers SARA referral |
| High or medium density residential zone | May require DA from Dec 2025 | Local governments can now opt in (Planning Amendment Regulation 2025, effective 3 December 2025) |
| Flood hazard area | Code or impact assessable | Check local mapping |
| Reconfiguring a lot | Code assessable | Subdivision, boundary realignment |
| Dual occupancy, secondary dwelling | Varies by council | Check planning scheme assessment tables |
Code assessable applications are assessed against specific codes only, with a presumption of approval if benchmarks are met. Impact assessable applications are assessed against the whole scheme and publicly notified; submitters get third-party appeal rights.
Who’s involved
| Party | Role |
|---|---|
| Owner / developer | Signs the application, holds the development approval once issued |
| Builder | Often briefs the BA; holds the QBCC licence for construction |
| Town planner | Prepares and lodges the DA, manages the SARA referral and information request process |
| Local council (assessment manager) | Assesses DA for most residential work, issues development approval |
| SARA (State Assessment and Referral Agency) | State-level referral or assessment for development affecting state interests (transport corridors, heritage, vegetation, coastal) |
| Private building certifier | Assesses and issues the BA, conducts mandatory stage inspections |
| QBCC | Licences builders and certifiers, administers Queensland Home Warranty Scheme, investigates complaints |
| Referral agencies | Concurrence agencies (can impose conditions) or advice agencies: Transport and Main Roads, Department of Environment and Heritage, local fire authority, etc. |
Steps
Track A: Development Approval (where required)
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Determine whether a DA is required. Check the local planning scheme assessment tables. Most new detached houses on standard residential lots are accepted development; skip to Track B. If the site has an overlay or is in a higher-density zone, a DA is likely needed.
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Pre-application consultation (optional). Council and SARA both offer pre-lodgement advice. Use it to confirm whether SARA will be triggered before the formal clock starts.
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Prepare the application. A properly made DA requires the IDAS (Integrated Development Assessment System) forms, site plans, and any specialist reports the overlays require (bushfire, hydraulic, ecological, heritage).
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Lodge the application (Part 1). Lodge online via the MyDAS2 portal or directly with council. The application must be properly made before the clock starts. Council has 10 business days to issue a confirmation notice. (verified 2026-05-09, Consult Planning)
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Referral stage (Part 2, where triggered). If SARA or another referral agency is triggered under Schedules 9 and 10 of the Planning Regulation 2017, the assessment manager forwards the application. Referral agencies have 25 business days after referral confirmation. Concurrence agencies can impose conditions or recommend refusal; advice agencies advise only. (verified 2026-05-09, Consult Planning)
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Information request (Part 3, where issued). Council may issue an information request within 10 business days of Part 1 ending. The applicant has 3 months to respond before the application lapses; the clock pauses while the request is outstanding. (verified 2026-05-09, Consult Planning)
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Public notification (Part 4, impact assessable only). Minimum 15 business days. Code assessable applications are not notified. (verified 2026-05-09, Consult Planning)
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Decision (Part 5). Council has 35 business days to decide (less up to 10 days for any information request time). Notification of the decision within 5 business days. Real-world: code assessable residential DAs typically run 45 to 70+ business days total; impact assessable with submissions run longer. (verified 2026-05-09, Consult Planning)
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Currency period. A material change of use approval has a 6-year currency period to commence the use. (verified 2026-05-09, Queensland Government)
Track B: Building Approval (always required)
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Engage a licensed building certifier. The builder typically engages a private certifier on the owner’s behalf. All certifiers must be QBCC-licensed. Class A private certifiers can issue a BA that also constitutes a development approval (planning assessment included) for building work on accepted development sites. Class B certifiers do not hold this endorsement. Council can act as certifier where no private certifier is engaged. (verified 2026-05-09, Building Act 1975 Qld)
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Lodge plans and pay fees. Submit architectural and engineering documentation. The certifier assesses NCC/BCA, Queensland Development Code (QDC), and Building Act 1975 compliance. Brisbane City Council charges $75.20 to lodge building certification documents online. (verified 2026-05-09, Brisbane City Council)
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QHWS insurance before work starts. For residential building work over $3,300 (inc. GST), the builder must have a Queensland Home Warranty Scheme (QHWS) policy in place before commencing. The contractor pays the premium based on the insurable value. Maximum cover is $200,000; structural defects covered for 6 years 6 months, non-structural for 6 months. (verified 2026-05-09, QBCC)
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Certifier issues the BA. Building approvals for Class 1a residential work are valid for 18 months. (verified 2026-05-09, QBCC)
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Five mandatory hold points. Under Building Regulation 2021 (Qld), a Class 1a detached house has five mandatory inspection stages. Concrete cannot be poured until the certifier has inspected and signed off. (verified 2026-05-09, QBCC)
Stage When What is checked Excavation After excavation, before any concrete Foundation material, setout Footings After formwork and reo placed Before footing concrete pour Slab After formwork and reo placed Before slab concrete pour Frame After frame erected Before internal linings fixed Final All work complete Drainage, termite, weatherproofing, wet area membranes, glazing, smoke alarms, energy efficiency -
Certificate of classification. On final inspection sign-off, the certifier issues a certificate of classification (Class 1a). This is the QLD equivalent of an occupation certificate. The certifier notifies local government. The owner can then legally occupy.
Documents needed
| Document | Track | Notes |
|---|---|---|
| IDAS forms | DA | Form set depends on development type; lodged via MyDAS2 |
| Site analysis plan | DA | Lot dimensions, easements, overlays |
| Architectural and engineering drawings | Both | Site, floor, elevation, section, structural details |
| Overlay assessment report | DA | Town planner; demonstrates compliance with applicable code |
| Bushfire management plan | DA (bushfire overlay) | Accredited bushfire consultant |
| Hydraulic / flood assessment | DA (flood overlay) | Hydraulic engineer |
| Heritage impact assessment | DA (heritage overlay) | State or local heritage trigger |
| Ecological assessment | DA (vegetation clearing) | Ecologist |
| NCC / QDC compliance documentation | BA | Certifier or building designer |
| Energy efficiency documentation | BA | NCC Section J / climate zone compliance |
| QHWS insurance certificate | BA | Builder (via QBCC); required before work starts |
Common holds
| Hold | Cause | Fix |
|---|---|---|
| Application not properly made | Missing IDAS form, incomplete plans, incorrect fee | Check the DA checklist with council before lodging |
| SARA referral delay | State interest triggered (transport corridor, heritage, vegetation clearing, coastal) | Engage a town planner with SARA experience; consider pre-lodgement SARA consultation |
| Information request | Insufficient overlay assessment, missing specialist report | Front-load specialist reports; get pre-application feedback from council |
| Impact assessable submission | Third-party objection to public notification | Identify likely objectors early; consider design changes that address the concern |
| Wrong assessment pathway | Applied as code assessable when impact assessable was required, or vice versa | Check the planning scheme assessment tables; get a planning advice letter before lodging |
| Certifier not booked | Builder failed to engage certifier before excavation; concrete poured before inspection | Engage the certifier at contract signing, not when the excavator turns up |
| Inspection failure | Non-compliance at a mandatory hold point (wrong reo, incorrect setout, non-conforming frame) | Stop works, notify certifier, rectify before concrete poured or linings fixed |
| QHWS not in place | Work commenced without warranty insurance | QBCC can issue stop-work notices; builder is liable for unlicensed building work |
| Currency lapse | DA not acted on within the 6-year currency period | Seek an extension or re-lodge; conditions of the original approval may have changed |
References
- Planning Act 2016 (Qld), legislation.qld.gov.au (verified 2026-05-09). Primary planning statute; development categories, assessment requirements, DA rules framework.
- Planning Regulation 2017 (Qld), legislation.qld.gov.au (verified 2026-05-09). Schedules 8, 9 and 10 (SARA and referral agency triggers); Schedule 6 (accepted development for dwelling houses).
- Building Act 1975 (Qld), legislation.qld.gov.au (verified 2026-05-09). Building approvals, private certifier classes, building development applications.
- Building Regulation 2021 (Qld), legislation.qld.gov.au (verified 2026-05-09). Mandatory inspection stages for Class 1a buildings (s.44).
- Development assessment process, planning.qld.gov.au (verified 2026-05-09). Five-stage DA process overview under DA Rules v3.0 (effective 18 July 2025).
- State Assessment and Referral Agency (SARA), planning.qld.gov.au (verified 2026-05-09). SARA roles, FastTrack5 pathway, pre-lodgement advice.
- Building inspections and approvals, QBCC (verified 2026-05-09). Mandatory inspection stages for Class 1a residential buildings.
- Queensland Home Warranty Scheme, QBCC (verified 2026-05-09). Threshold ($3,300 inc GST), coverage ($200,000), duration (6 years 6 months structural).
- Building a new house, Brisbane City Council (verified 2026-05-09). Accepted development criteria, overlay triggers, building certification lodgement fee.
- DA process timeframes, Consult Planning (verified 2026-05-09). DA Rules statutory timeframes by part: confirmation (10 bd), referral (25 bd), info request (10 bd / 3 months response), public notification (15 bd), decision (35 bd).
Related
- QBCC, Queensland’s building and construction regulator
- DA (Development Application), the term explained
- Queensland Home Warranty Scheme, compulsory residential insurance
- DA process NSW, the NSW equivalent
- DA process VIC, the VIC equivalent
See also
- Notifiable work and QBCC Form 4, mandatory notification to QBCC before certain work
- Occupation certificates, post-construction sign-off
- Private vs council certifiers, who to engage for your BA
- Owner-builder permits, state-by-state
Last updated: 2026-05-09. Verified: 2026-05-09. Quarterly review for currency.