Licensed Contractor Requirements for Queensland Landlords

Why Licensing Matters for Rental Properties

Queensland law restricts electrical, plumbing, gas, building, and pool compliance work to licensed, insured tradespeople. Using an unlicensed contractor exposes you to three separate risks: the work may be legally void (a pool safety certificate from an unlicensed inspector is worthless), your building insurance may be voided if the unlicensed work causes damage, and you face prosecution with fines reaching $17,270 for unlicensed electrical work (100 penalty units).

The minimum housing standards under Schedule 5A of the RTRA Regulation 2009 do not require every check to be performed by a licensed professional. You can visually inspect locks, test window latches, check privacy coverings, and assess general cleanliness yourself. But the moment work involves wiring, plumbing, gas, structural building, or pool barriers, a licensed contractor is mandatory.

Which Trades Require a Licence

Electrical work requires an Electrical Contractor Licence (Electrical Work Licence) issued by the Electrical Safety Office (ESO). This covers all wiring, switchboard modifications, safety switch installation, smoke alarm hardwiring, and power circuit work. Even replacing a hardwired smoke alarm unit requires a licensed electrician. The penalty for unlicensed electrical work is up to 100 penalty units — $17,270 at the current rate.

Plumbing and drainage requires a Provisional or Full Plumber and Drainer Licence issued by the QBCC. This covers any work on water supply pipes, drainage systems, hot water installations, and sewer connections. Unlicensed plumbing breaches local public health and drainage legislation.

Gas fitting requires a Gas Work Licence or Gas Work Authorisation issued by RSHQ (Resources Safety and Health Queensland). All gas appliance installation, alteration, and replacement requires a licensed gas fitter who must lodge a digital compliance certificate through the RSHQ Portal after completing the work.

Building and structural work exceeding $3,300 in value requires a QBCC building licence — Builder Open, Builder Medium/Low Rise, or a specific trade licence depending on the work. Below $3,300, a licensed handyman or competent person may perform minor repairs, but structural work affecting load-bearing elements should always involve a licensed builder.

Pool safety inspection requires a Pool Safety Inspector (PSI) licence issued by the QBCC. Only a licensed PSI can issue a Pool Safety Certificate (Form 23). A certificate from anyone else is legally void.

How to Verify a Contractor's Licence

Each licensing body maintains a public verification portal:

• Electricians: ESO Licence Search at worksafe.qld.gov.au (search under licensing.worksafe.qld.gov.au)
• Builders and plumbers: QBCC Licence Search at qbcc.qld.gov.au — covers building licences and plumbing occupational licences
• Gas fitters: Business Queensland / RSHQ Licence Register at business.qld.gov.au
• Pool safety inspectors: QBCC Pool Safety Inspector Search at my.qbcc.qld.gov.au/p/search-psi

Before engaging any contractor, search their licence number or business name on the relevant portal. Confirm the licence is current (not expired or suspended), covers the specific type of work you need, and matches the person or business you are dealing with.

Record the contractor's licence number, licence type, and verification date in your contractor register. This log is your evidence of due diligence if the work is later questioned.

The "Competent Person" Question

Schedule 5A and related legislation sometimes refer to work being done by a "competent person" rather than specifying a licence class. This language creates confusion for self-managing landlords.

Here is the practical boundary:

You can do it yourself: visual inspection of locks and latches, testing window operation, checking privacy coverings, push-button testing of battery smoke alarms (not replacing hardwired units), assessing the general condition of walls, floors, and ceilings, and pest-proofing gaps with sealant.

You need a licensed tradesperson: any electrical work including smoke alarm replacement, any plumbing work including tap washers in some council areas, all gas work without exception, structural repairs to load-bearing elements, safety switch installation or modification, hot water system repair or replacement, and pool barrier assessment.

When in doubt, engage a licensed professional. The cost of a trade callout is always less than the cost of a prosecution, an insurance void, or a QCAT finding that you used an unlicensed operator.

Keeping Your Contractor Register Current

Maintain a register of your regular trade contractors with their licence numbers, licence expiry dates, contact details, and the date you last verified their credentials. Licences expire and can be suspended — checking once when you first engage a contractor is not sufficient if you use them repeatedly over several years.

A simple spreadsheet or notebook with columns for trade type, contractor name, licence number, licence expiry, and last verified date is adequate. Review it annually and re-verify any licence that is approaching expiry.

The Rental Minimum Standards in Queensland guide includes a contractor register template and the complete competent-person boundary chart that specifies exactly which checks you can perform yourself and which require a licensed tradesperson.

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