Queensland homeowner guide
QBCC Standards & Tolerances Guide
Understand acceptable workmanship, check the right tolerance and document concerns with confidence.
This GoInspect guide explains how to use the QBCC reference for a new home, renovation or maintenance concern. Start with the assessment rules, then explore the work relevant to your property.
Based on the December 2023 Queensland edition linked by the QBCC. Sources checked 17 October 2026. PDF links open in a new tab.
Read the rules before the numbers
What the QBCC guide does
The Standards and Tolerances Guide brings together reference points for assessing building workmanship. It helps an owner and contractor discuss an item using the same criteria: the type of work, the applicable condition, the measurement method and the time since completion.
It is a starting reference. Under section 1.1, legislation, applicable NCC requirements, Australian Standards and manufacturer installation requirements take precedence where they conflict with the guide. A contract can require a higher standard. Read the approved documents, product information and relevant clause together.
Match the guide to the property
The guide mainly addresses domestic building work and new materials. Some provisions can be relevant to other buildings, but its general BCA references primarily concern Class 1 and 10 buildings. An apartment assessment also needs the requirements applicable to that building class.
Check what it leaves out
The introduction excludes tolerances for certain work, including electrical work, carpet, vinyl and floating floors. That does not establish that an installation is acceptable. The relevant product instructions, contract and other applicable requirements still need checking.
Source: section 1.1, authority and scope · QBCC information on NCC adoption ↗
Use this five-step assessment
- Identify the work and its completion date. Keep the contract, handover records and relevant approvals. The applicable starting date can require checking; it is not automatically the day you moved in.
- Find the exact category and clause. “Painting” is a category; a visible fixing depression is a particular topic. A leaking window and a scratched pane require different assessments.
- Read every qualification. Look for the stated time period, viewing conditions, exclusions, specified dimensions and references to manufacturer requirements.
- Compare the work using the correct method. Check whether the issue concerns appearance, operation, water entry, level, flatness, installation or a documented selection.
- Record the finding and discuss the next step. Note the location, date and effect of the problem. A clear record helps the contractor identify the item and explain their response.
The linked guide is labelled December 2023 and says its edition is valid from 1 May 2023, based on NCC 2022 and referenced material identified in its introduction. Confirm which approvals, code edition and documents apply to your project. Use the QBCC download page to check for a replacement edition.
Viewing distances and lighting
Appearance assessments need consistent conditions. Section 1.4 generally uses the following normal viewing distances, with non-critical light. That means diffuse light, rather than light skimming almost parallel across the surface.
General surfaces
1.5 metresor more
Normally used for surface colour, texture and finish on walls, ceilings, floors and roofs.
Fixtures & appliances
600 millimetres
The guide gives a closer normal viewing distance for fixtures and appliances.
Glass
3 metres
Glazing has its own viewing provisions. Section 18.3 also specifies orientation and natural daylight conditions.
A close-up photograph is useful for locating a mark. For an appearance issue, also take a wider photograph showing the surface under the relevant viewing conditions. A torch held against a wall can reveal shadows that are not representative of its normal appearance.
Appearance rules do not replace functional checks. A door that jams, a leaking opening or an unsafe fitting needs assessment of that condition. Moving further away does not establish that it operates correctly.
Source: section 1.4, viewing conditions · Section 18.3, glazing
Level, flatness and plumb are different
A flat surface can slope. A wall can be vertical but bowed. A drainage surface may deliberately slope towards an outlet. Before measuring, establish what the element is intended to do and which reference plane or datum the clause requires.
Section 1.3 also explains that a tolerance must not simply be scaled down with the length measured. In its example, an allowance of 4 millimetres over up to 2 metres does not become 2 millimetres over 1 metre. That example explains the method; it is not a universal allowance of 4 millimetres for every building element.
State the instrument, span, reference points and observed deviation. A photograph of a spirit-level bubble alone rarely shows whether the correct clause or reference plane has been used.
Practical examples
Explore common workmanship checks
Open a topic to explore practical checks and examples. Use the full clause, its qualifications and the project documents when assessing an individual concern.
1. Internal doors, locks and windowsGaps, latching, binding and edge sealing
Check operation as well as appearance: does the door close and latch, do the handles work, and do windows or sliding doors bind? Sections 9.3, 9.5 and 9.7 address these different concerns. The cause and the stated time period matter.
| Situation | What to check |
|---|---|
| Documented clearances | Except for fire doors and unless documented otherwise, the first-12-month provision requires uniform clearances within 1 millimetre of the documented dimension. |
| No different documented clearance | Within the first 12 months, a gap between leaves or between a leaf and frame is defective if below 2 millimetres or above 4 millimetres. |
| Gap above the finished floor | Within the first 12 months, the guide identifies a gap above 15 millimetres as defective unless additional clearance is required for a removable toilet door, make-up air or ventilation. Assess after the floor covering is installed. |
Do not apply this table to a fire door. Its fire-rating and installation requirements need separate checking. Section 9.6 also addresses sealing all door edges in accordance with the manufacturer’s recommendations, including the top and bottom. A neat front face does not confirm those edges have been sealed.
2. Paint, plasterboard and renderFinish, cracking, joints and viewing conditions
For paintwork, begin with section 13 and the normal viewing conditions. Visible application defects can include runs, poorly covered areas, contamination and an inconsistent finish. Section 13.2 also deals with excessive paint on other finished elements during the first 12 months.
Plasterboard joints, nail popping, wall alignment and render cracking have separate provisions in section 10. A paint defect, a crack through a lining and movement in masonry are different observations. Record the material and pattern before choosing a clause.
Example: for a visible depression around a fixing, record the room, wall and viewing conditions. For a crack, add its location, approximate width and whether it has changed. Avoid labelling every crack “normal settlement” or “structural” from its width alone.
Source: section 13, painting · Section 10, render and linings
3. Cabinetry, skirtings, architraves and benchtopsAlignment, junctions and material variation
Section 11 covers consistency of cabinet-door and drawer gaps, alignment of internal mouldings, benchtop joints and required sealants. There is no single number in this chapter that makes every cabinet gap acceptable.
Section 11.1 addresses certain internal-fixing junction gaps: within the first 12 months, unless documented otherwise, they are defective if they exceed 1 millimetre and are visible from a normal viewing position. That provision should not be transferred automatically to a floor’s expansion gap or a designed movement joint.
Natural stone and timber can have inherent colour or pattern variation. Identify whether the concern is a natural characteristic, damage, a poorly fitted joint or a difference from the agreed selection.
4. Tiling: lippage, flatness, grout and movementLippage, flatness, grout and movement joints
Lippage is a step between neighbouring tile edges. Flatness concerns the surface over a span. A shower’s intended fall is another consideration. Measuring one does not settle the others.
For the first 12 months, section 12.7 gives a general adjacent-tile lippage threshold of more than 2 millimetres. It also specifies tighter limits: 1.5 millimetres for ground-flat surfaces such as polished tiles, and 1 millimetre for joint widths of 3 millimetres or less. Check the exact provision, tile characteristics and applicable installation requirements before applying a number.
The same section gives a finished-surface tolerance of ±4 millimetres in 2 metres from the required plane. It should not be treated as permission to remove a shower’s required drainage fall. Large tiles may need cutting to form the intended drainage surface.
Grout consistency, voids, loose grout and tile damage are covered separately. Flexible sealants at required junctions and movement joints also have their own provisions. A sound-looking grout joint does not establish that a movement joint has been correctly detailed.
5. Wet areas, showers, decks and balconiesLeaks, drainage and concealed waterproofing
Section 14 addresses waterproofing installation and performance. Assessment involves the applicable NCC provisions, relevant waterproofing standards and product requirements. A finished tiled surface cannot show every membrane junction or concealed detail underneath.
Shower leakage during normal use and balcony drainage need investigation in their own right. The guide distinguishes ponding or drainage failure from residual water held by surface tension. Photographs should show the affected area, conditions and observed performance.
Example: an incomplete silicone joint can be documented as a visible finishing concern. It does not, by itself, prove the condition of the concealed waterproofing. Where further testing is needed, agree its scope and method with an appropriate specialist.
6. Drainage, driveways, concrete and cracksSurface water, paving, slabs and cracking
Sections 2 and 3 distinguish external paving, foundations, slabs and set-out. Each has different criteria. Do not transfer a paving-crack limit to a structural slab or decide the condition of a building from one crack photograph.
For surface drainage, look at where water goes and whether it ponds near the building. Compare the work with the intended levels, drainage requirements and engineering design. A photograph taken during or after rain can help establish what is happening.
Cracking assessment may need its width, location, pattern, movement and consequences, together with site history. Progressive cracking, changes in floor levels or associated water entry warrant professional assessment. The guide’s crack tables include qualifications and consequences, not just a ruler measurement.
Source: section 2, siteworks · Section 3, footings and slabs · QBCC subsidence guidance ↗
7. Brickwork, cladding, roofing and guttersWeather protection, detailing and roof drainage
These elements need assessment for installation and weather protection as well as finish. Relevant chapters cover masonry joints and movement, cladding installation, roof construction, flashings, gutter performance and downpipe fixings.
A dented fascia, incomplete mortar joint and leaking flashing need different descriptions and references. Water remaining in a gutter also needs the specific gutter-performance clause and site conditions checked; a general statement that every trace of water is defective is insufficient.
External roof access and concealed flashing details may be outside a standard visual inspection. Roof walking, specialist leak investigation and drone checks require their own agreed scope and suitable access.
Source: section 4, masonry · Section 6, cladding · Section 7, roofing · Section 8, plumbing and gutters
8. Framing and floorsAlignment, supports and product requirements
Section 5 covers frame alignment and construction. For example, section 5.2 addresses timber frames and exposed posts deviating from vertical by more than 4 millimetres over any 2 metres of height during the first 12 months; the later-period assessment includes additional consequence-based criteria. Separate requirements apply to straightness and surfaces that will receive plasterboard.
Frame geometry is only part of an assessment. Connections, support, bracing, engineering documents and product installation requirements may need checking before later work conceals them. See our stage inspections service for construction-stage checks.
Section 15 addresses particular solid-timber and structural-floor conditions, including movement, fixings and excessive squeaking. Its solid-timber gap provisions are not a generic rule for floating hybrid or laminate floors. Identify the installed product and obtain its installation instructions before judging expansion spaces, perimeter sealants or movement.
Source: section 5, framing · Section 15, floors · Section 1.1, excluded work
9. Termite systems and other fittingsInspection zones, glazing and other fittings
Section 17 explains required termite systems and inspection zones. Many systems rely on a visible perimeter inspection zone, but the required detail depends on the system. Check its documentation and keep landscaping from concealing a required zone.
Section 18 includes glazing, fittings, condensation and leaks. Condensation needs assessment of ventilation, building provisions and use; a wet surface does not automatically identify its cause. Product warranties and appliance servicing also need to be distinguished from damage caused during construction.
Source: section 17, termite management · Section 18, general provisions
Find the right QBCC section
This directory links to the relevant pages in the official PDF. The labels are shortened for homeowners. Use the document’s contents and clause headings to confirm the exact provision.
Browse all 18 QBCC sectionsA directory with direct links to the official PDF
| Section | Open the official guide | Main subject |
|---|---|---|
| 1 | Start with the rules | Authority, dates, measurement methods and viewing conditions. |
| 2 | Site drainage & paving | External concrete, surface water and driveway access. |
| 3 | Footings, slabs & set-out | Building position, dimensions, levels, cracking and concrete work. |
| 4 | Brickwork & masonry | Masonry joints, appearance, movement and detailing. |
| 5 | Framing | Frame geometry and structural timber or steel construction. |
| 6 | Wall cladding | Cladding installation, appearance and weather protection. |
| 7 | Roofing | Roof construction, cladding, flashings and visible damage. |
| 8 | Plumbing & gutters | Plumbing installation, gutter performance, fixings and discharge. |
| 9 | Windows & doors | Clearances, operation, sealing, weatherproofing and barriers. |
| 10 | Plaster, render & linings | Surface alignment, cracking, joints and plasterboard finishing. |
| 11 | Cabinetry & internal trim | Skirtings, architraves, cabinet fronts, benchtops and sealants. |
| 12 | Tiling | Tiles, grout, lippage, surface flatness and movement joints. |
| 13 | Painting | Paint appearance, preparation-related outcomes and durability. |
| 14 | Wet areas & balconies | Waterproofing, shower performance, deck drainage and leaks. |
| 15 | Timber & structural floors | Specified timber-floor movement, levels, fixings and squeaking. |
| 16 | Pools & spas | Pool construction, installation and dimensional departures. |
| 17 | Termite systems | Required systems, inspection zones and maintenance. |
| 18 | Other fittings & leaks | Appliances, glazing, condensation and water entry. |
Act early
Four different time periods
A workmanship tolerance period, a contractual defects-liability period, a QBCC complaint deadline and home warranty insurance eligibility are separate matters. A reference to 12 months in one place does not extend every other deadline.
| Reference | What it means | Practical action |
|---|---|---|
| Guide’s assessment periods | Section 1.2 identifies 12 months and 6 years 6 months from completion, with the relevant period and qualifications stated in individual clauses. | Read the actual clause. Do not assume all workmanship has the longer period. |
| Your building contract | The contract may provide a maintenance or defects-liability period and a procedure for notifying items. | Follow its notice requirements and keep records. Do not wait for a scheduled maintenance visit to raise a concern. |
| QBCC dispute assistance | Current QBCC guidance says non-structural complaints must be lodged no later than 12 months from completion. Structural complaints must be lodged within 12 months of noticing the defect; QBCC’s power to issue a direction is also limited to 6 years 6 months from completion. | Contact QBCC promptly to confirm eligibility and your dates. Waiting until the end can leave insufficient time for action. |
| Home warranty insurance | Different, stricter rules apply. For non-structural claims, the defect must generally appear within 6 months and the complaint be lodged within 7 months of completion. Structural claims generally require lodgement within 3 months of noticing the defect and within the applicable cover period. | Check the policy and QBCC requirements immediately. Cover dates, exclusions and eligibility are separate from the guide. |
For structural home warranty cover, QBCC identifies a period generally running from the earliest of the contract date, premium payment or commencement of work, with possible extensions depending on the policy and construction period. It should not simply be calculated as 6 years 6 months after handover.
“Structural” also has a broader meaning in QBCC defective-work guidance than load-bearing framing alone: health and safety, functional use and water penetration can be relevant. Obtain advice on classification when a deadline depends on it.
Sources: Guide section 1.2 · QBCC help with defective work ↗ · Home warranty claims ↗ · Defect classifications ↗
Keep discussing rectification, but separately confirm any complaint or insurance deadline. This page explains the distinctions; QBCC can confirm the current requirements for its processes.
Document your concerns clearly
A useful defect record connects the observation to its location and supporting information. Give each item a number so later correspondence refers to the same finding.
- Location: identify the room, elevation and part of the element.
- Observation: describe what is visible or what happens during normal operation.
- Evidence: include an overview photograph, a detail image and any relevant measurement.
- Reference: identify the relevant guide clause, plan detail or manufacturer instruction where known.
- Dates: record when it was noticed, when the contractor was notified and any agreed next step.
Illustrative example: an internal door
Location: bedroom 2, hinged entry door.
Observation: the leaf rubs against the frame and does not latch during normal closing.
Supporting information: photograph the affected edge, record the operation and completion date, and check the applicable door-operation clause. If discussing a clearance, record the gap and measurement position separately.
Follow-up: ask the contractor to inspect the item and explain the proposed rectification. Keep their response with the original record.
Notify the contractor in writing, identify each item and allow a reasonable opportunity for rectification. If it remains unresolved, check the QBCC process and eligibility promptly. An inspection report supports the discussion; it is not a QBCC direction, an insurance approval or a determination of payment rights.
After handover, keep up appropriate maintenance and preserve product manuals, warranty information and service records. Owner changes, blocked drainage and later damage can affect the cause and responsibility for a problem.
How GoInspect helps
Knowing a tolerance is one part of assessing a home. Choosing the right clause, checking the conditions and recording the actual finding make the information useful.
Our inspections focus on visible and safely accessible work within the agreed scope. We document reported defects with photographs, descriptions and locations, with trade allocation where appropriate. Relevant standards, project documents and manufacturer instructions inform the assessment.
Choose a handover inspection near completion, stage inspections during construction, or a maintenance inspection after moving in. Concealed conditions, engineering certification and specialist testing require the appropriate separate scope.
View a sample handover report ↗
PDF · opens in a new tab
Common questions
Is the QBCC guide itself the building law?
It is a reference compiled from relevant requirements. Its introduction explains the precedence of legislation, the NCC, Australian Standards and manufacturer installation requirements where there is a conflict. The requirements applicable to the particular work still need checking.
Does “within tolerance” settle every concern?
No single measurement answers every question. Check the relevant clause, time period, operation, installation requirements and agreed documents. A measured finish variation and a different product from the one specified can be separate issues.
Does every visible mark need rectification?
Appearance provisions use normal viewing conditions and account for some material variation. The correct surface-specific clause matters. Record damage early, including before moving furniture in, so the condition and timing are clear.
Can the guide prove that hidden waterproofing is correct?
No. A finished surface cannot establish every concealed installation detail. Construction-stage records, suitable inspections and, where needed, agreed specialist investigation may be required.
Can I wait until the 12-month maintenance inspection to report everything?
Raise concerns promptly. Contractual maintenance, guide periods, QBCC assistance and insurance deadlines differ. Some insurance deadlines arise earlier than 12 months.
Does this Queensland guide apply to Sydney inspections?
This page explains the Queensland reference. NSW work needs the requirements and guidance applicable in NSW; do not transfer Queensland complaint procedures or deadlines to a Sydney property.
Can I use a report to decide whether to withhold payment?
A report records findings about the work. Payment, practical completion and dispute rights depend on the contract and applicable law. Obtain appropriate advice before making a payment or settlement decision based on a disputed item.
Official references and edition notes
- QBCC Standards and Tolerances Guide — Queensland, December 2023 and the official download page.
- QBCC: What is defective work?
- QBCC: Help with defective work.
- QBCC: Home warranty for defective work claims.
- QBCC: Maintain your home.
- QBCC: NCC adoption information.
Written by GoInspect as an independent explanation, with original examples and shortened directory labels. Source material is attributed to the Queensland Building and Construction Commission under its copyright and CC BY policy, except third-party material. The official diagrams and Australian Standards tables are not reproduced here. GoInspect is not affiliated with or endorsed by QBCC. Technical provisions, editions and timeframes should be checked against the current official sources and the documents applicable to your work.
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