Do I need council approval to raise a Queenslander in Brisbane?

You always need a building approval. Council's current guidance says planning approval is generally not needed to raise a house to a new height of up to 9.5 metres, but character and flood overlays can change this, so we check your property first.

Can I build under my Queenslander?

Usually yes. Enclosing under an existing building is often a minor work that doesn't need planning approval, though it needs a building approval and must meet ceiling height, drainage and flood requirements. In character areas, council expects the lower walls to be set back and the original look kept.

How do I know if my house is character-protected?

Houses substantially built in 1946 or earlier are covered by Brisbane's Traditional Building Character overlay. We can check your address against the City Plan mapping and, if the date is unclear, help you assemble the construction evidence council accepts.

Can I demolish a pre-1947 house in Brisbane?

Demolition is assessed against the character demolition code. Council considers whether the house can reasonably be made structurally sound and whether losing it would significantly harm the street's character. Often it's better to retain and extend.

Can I extend the front of a Queenslander?

It's possible but closely assessed. Council expects the original street face to be kept, so most extensions go at the rear or sides.

Renovating a Queenslander in Brisbane: A Complete Guide.

Common Queenslander Renovation Approaches.

A Queenslander is one of the most rewarding houses to renovate, and one of the easiest to get wrong. They’re timber, raised on stumps and designed for the climate, so they can be raised, extended, opened up and built under in ways a brick house can’t. They also sit in some of Brisbane’s most closely managed streets. This guide covers how to check what rules apply to your house, which renovation options suit which problem, what council expects, and what to watch for. It’s written by Andrew Lynch, a QBCC licensed building designer (Licence 15051406) who has worked on character homes across inner Brisbane for over 17 years.

Get a free Queenslander consult.

What makes a Queenslander different to renovate?

Queenslanders are lightweight timber-framed houses on stumps, with high ceilings, deep verandahs and cross-ventilation. That structure gives you real flexibility. It also brings issues that need checking before you design anything:

Stumps and framing. Stumps settle, rot or get attacked by termites over decades. Original framing often won’t meet current structural requirements without upgrading.
Termite and moisture damage. Look at the stumps, bearers and joists before you commit to a design.
Older materials. Houses of this age can contain asbestos or lead-based paint. Get them tested before any demolition or sanding.
Services. Plumbing, wiring and drainage under the house often need replacing when you raise or build under.

Is your house protected? The Traditional Building Character overlay

Brisbane City Council’s character provisions apply to houses substantially built in 1946 or earlier. A stricter standard applies to houses built before 1911, where extensions and alterations should not alter or remove the original pre-1911 parts. Houses in this overlay are assessed more closely, especially for changes to the front, the roof form and demolition.

To find out whether your house is covered, check your address against Brisbane City Plan 2014’s overlay mapping, or ask us. Council determines a construction date using evidence like the 1946 aerial photos, building records, electoral rolls and architectural style, and it can be worth collecting that evidence if your house’s age is unclear.

The overlay doesn’t stop you renovating. It shapes how you do it.

Which approvals do you need?

There are two separate questions:

Building approval. Extensions, raising and renovations need a building approval from a licensed building certifier. This is always required.

Planning approval (a development application). This depends on your property, your zone and your overlays. Brisbane City Council’s guidance for houses in the Traditional Building Character overlay (generally built in 1946 or earlier) says:
- Work involving some demolition may need assessment against the demolition and design overlay codes.
- Planning approval may not be needed for minor works such as enclosing under an existing building, an external stair or ramp, a rear carport, garage or shed, or raising a house to a new height that doesn’t exceed 9.5 metres.
- External extensions generally need planning approval.
- Internal-only renovations are unlikely to need planning approval.

Not sure which approvals you need? Contact us.

Your main renovation options

Raising and building in underneath.

Lifting the house, resetting stumps and enclosing the space below is one of the most cost-effective ways to add floor area. Council’s guidance for character houses is useful here:

Keep the appearance and proportions as close to the original as possible.
Set the lower external walls back one row of stumps from the walls or verandahs above.
Retain or reinstate the original front steps.
Match new perimeter stumps to the originals in size, shape and material. Timber, not steel posts.
Raise by no more than about 800 millimetres where possible. A bigger lift changes the house’s scale, so consider excavating partly into the slope if waterproofing and drainage allow.
Habitable rooms need a 2.4 metre ceiling height under the Building Code.

Raising can also lift your floor above flood level, but it needs structural, drainage and termite planning from the start.

Rear extensions.

A new kitchen, living and dining area at the back is the classic Queenslander extension. Council’s design guidance favours new work that is sympathetic without copying the original:

Build at the rear so the street view stays the same.
Set the new wall back at least 500 millimetres, or create a clear visual break, so old and new read as separate.
A pavilion extension with a connecting link works well.
Use lightweight construction. Avoid masonry, roof extensions that change the original form, and large overhangs.

Second-storey additions.

These are rarer on Queenslanders. They’re possible, particularly on a house that has already been raised, but they need a careful structural assessment and detailed character compliance.

Restoration and internal reconfiguration.

Restoring VJ walls, timber floors and pressed metal ceilings while reworking the layout is often the highest-value work. Internal-only renovations are unlikely to need planning approval, but they still need a building approval if they alter structure or services.

Decks, carports and garages.

Keep these to the side or rear and design them to match the house and its roof. At the front, council prefers a single garage with an open carport, set back, so it doesn’t dominate the street.

Sloping sites and flood-affected land

Sloping blocks. Excavating into the hillside can reduce the impact of raising, but runoff and seepage must be managed, and soil should be kept away from the walls to help reduce termite risk.
Flood. Many Brisbane Queenslanders sit in a flood overlay. Check your property’s FloodWise Property Report, then design floor levels, materials and the extent of enclosed space under the house to suit.

What does a Queenslander renovation cost in Brisbane?

Raising and restumping: typically $50,000 to $120,000, before any fit-out of the space below.
A rear extension with a new kitchen and living: generally $150,000 to $350,000+.
A full renovation combining raising, an extension and restoration: $300,000 to well over $500,000.
Building design fees: $8,000 to $20,000+ for a full commission including DA and BA documentation.

Get a quote for your Queenslander

How a Queenslander renovation project runs

First conversation and site check: what you want, what the site and overlays allow.
Survey and existing drawings: measuring the house and block.
Concept design: options, tested against the overlays.
Council and certifier pathway confirmed.
Developed drawings and engineering.
Approval lodged: a building approval, plus a development application if needed.
Builder pricing and construction.

Common mistakes to avoid

Designing before checking the overlays and flood level.
Assuming a bigger lift is always better. Raising too far changes the house’s scale and the street.
Buying a house without checking its stumps, termite history and asbestos.
Choosing aluminium windows, steel posts or masonry where timber is expected.
Building up at the front instead of the rear.
Not budgeting for the unknowns: rot, services and engineering.
Leaving the council pathway until after the design is done.

Frequently asked questions

Do I need council approval to raise a Queenslander in Brisbane? You always need a building approval. Council’s current guidance says planning approval is generally not needed to raise a house to a new height of up to 9.5 metres, but character and flood overlays can change this, so we check your property first.

Can I build under my Queenslander? Usually yes. Enclosing under an existing building is often a minor work that doesn’t need planning approval, though it needs a building approval and must meet ceiling height, drainage and flood requirements. In character areas, council expects the lower walls to be set back and the original look kept.

How do I know if my house is character-protected? Houses substantially built in 1946 or earlier are covered by Brisbane’s Traditional Building Character overlay. We can check your address against the City Plan mapping and, if the date is unclear, help you assemble the construction evidence council accepts.

Can I demolish a pre-1947 house in Brisbane? Demolition is assessed against the character demolition code. Council considers whether the house can reasonably be made structurally sound and whether losing it would significantly harm the street’s character. Often it’s better to retain and extend.

Can I extend the front of a Queenslander? It’s possible but closely assessed. Council expects the original street face to be kept, so most extensions go at the rear or sides.

Call Formardå on 0415 911 120 or send your details through the Contact Form. We’ll come back with a clear scope and fee indication, typically within one business day.

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