Form 21 and Form 11 Final Certificates in Brisbane
If your build is finished and you need the final paperwork before you move in, sell, lease or open, you need either a Form 21 or a Form 11. Which one applies depends on the class of building. Vast Consulting Group issues both across Brisbane and South East Queensland, and because our certifiers have worked in construction as well as compliance, we know how to get a project to final certification without unnecessary back and forth.
What you need in Queensland
Under the Building Act 1975, a private certifier issues one of two final certificates once building work is complete and inspected. Form 21, the Final Inspection Certificate, applies to class 1 and 10 buildings, meaning houses, granny flats, sheds and similar structures. It confirms the building work has been finished in accordance with the approved plans and the Building Approval.
Form 11, the Certificate of Occupancy, applies to class 2 to 9 buildings, which covers apartments, offices, retail premises, warehouses, childcare centres and other commercial or multi-unit buildings. You cannot legally occupy or use one of these buildings until the Form 11 has been issued.
Both certificates rely on the mandatory stage inspections being completed and passed along the way, and on any Form 15 (compliance certificates from engineers or other competent persons) and Form 16 (inspection certificates for specific aspects of work) being provided by the relevant trades and consultants.
The process with Vast
Send your drawings and approval
We start from your existing Building Approval and the plans it was issued against, so we can confirm what the finished building needs to match.
Confirm inspections are complete
We check that all mandatory stage inspections, such as footings, slab, frame and any others relevant to your project, have been carried out and passed.
Final inspection
We inspect the completed building against the approved plans and the NCC, and collect any outstanding Form 15 and Form 16 certificates from engineers, plumbers or other trades.
Certificate issued
Once everything checks out, we issue the Form 21 or Form 11, giving you the document you need to move in, sell, lease or open for business.
Common issues we solve
Areas we cover
We issue Form 21 and Form 11 certificates across Brisbane City, Logan, Moreton Bay, Ipswich, Redland, Gold Coast and Sunshine Coast council areas, for houses, granny flats, townhouses, apartments and commercial buildings alike.
FAQs
What is the difference between a Form 21 and a Form 11?
Form 21 is the Final Inspection Certificate for class 1 and 10 buildings, such as houses and sheds. Form 11 is the Certificate of Occupancy for class 2 to 9 buildings, such as apartments and commercial premises. Our blog post on Form 21 versus Form 11 goes through this in more detail.
Can I sell or lease my property without a final certificate?
It is best to have the correct final certificate in place before selling, leasing or occupying, as buyers, tenants and their conveyancers will typically ask for it. Talk to us early if settlement or lease dates are approaching.
What if my build does not match the approved plans exactly?
Minor variations sometimes need to be assessed and, if significant, may require an amended approval before we can issue the final certificate. We can advise what applies to your situation once we see the changes.
Do I need separate certificates for a granny flat on the same property as my house?
Often yes, since a secondary dwelling is its own class 1a structure and may need its own Form 21, separate from the main house. See our granny flat and secondary dwelling approvals page.
Call our Brisbane office on (07) 3112 7689 to arrange your final inspection, or get a free quote. Building in Sydney as well? Our Sydney occupation certificates page covers the equivalent NSW process.
Send us the drawings. We'll tell you what it takes to get approved.
Unrestricted building surveyors and certifiers. Residential, commercial and industrial. Brisbane and Sydney.
Woolloongabba QLD 4102 (07) 3112 7689 Also serving the Gold Coast and Sunshine Coast