Short answer: in Queensland, administering or project managing building work is itself “building work” under the QBCC Act — and it requires the appropriate QBCC licence. That rules out more people than most committees expect, including, in most cases, your strata manager.

The rule most committees don’t know

Under the Queensland Building and Construction Commission Act, “carrying out building work” is not limited to swinging a hammer. It includes providing building work services — administration, advisory, management and supervisory services for building work. Anyone coordinating, directing or taking responsibility for building work over the licensing threshold is, in the eyes of the law, carrying out building work — and needs a licence of the appropriate class.

What this means in practice

• Your strata manager: strata management agreements typically cover administrative coordination, not building contract administration. Acting as project manager for remedial works generally requires a QBCC licence most strata managers do not hold — and sits outside their professional indemnity cover. Good strata managers know this and are usually the first to recommend appointing someone licensed.
• A committee member: a volunteer administering a six-figure remedial contract is taking on statutory responsibility, personal exposure and a professional contractor across the table. Even where it is lawful, it is rarely wise.
• Your remedial engineer: engineers own the technical scope — diagnosis, specification, inspections. Some also offer contract administration; ask specifically what licence class and PI cover they hold for that function.
• A licensed client-side project manager or superintendent: this is the role built for the job — administering the contract, certifying claims, and reporting to the committee, under the right licence class and insurance.

Why the “builder – project management services” licence class exists

QBCC licenses client-side project management under its own class: administration, advisory and management services for building work, including the superintendent’s certifying functions under a building contract. When your body corporate appoints someone to run a remedial project, asking “what QBCC licence do you hold, and does your PI insurance cover contract administration?” is the single fastest way to sort the qualified from the confident.

Questions your committee should ask before appointing anyone

• What QBCC licence class do you hold, and can we verify it on the QBCC register?
• Does your professional indemnity insurance specifically cover building contract administration?
• Are you independent of the contractor — no shared ownership, referral fees or repeat-work relationships?
• Who certifies the contractor’s payment claims, and on what basis?

Develop Project Management provides independent superintendency and contract administration for body corporate remedial works on the Gold Coast — see Body Corporate Remedial Works, or Superintendent Services for the full role description. Call 07 5535 7958 for a no-obligation conversation about your project.

This article is general information, not legal advice. Licensing requirements depend on the specific work and engagement — verify positions with QBCC or a construction lawyer for your circumstances.