Most bad carpentry outcomes in Brisbane start the same way: an unlicensed contractor, a verbal quote and a big deposit. This guide walks through how to check a licence, what a proper written quote contains, what the law requires in Queensland, and the red flags that should end the conversation.
To hire a carpenter in Brisbane safely: check their QBCC licence number on the public register, ask for current public liability and workers insurance, get an itemised written quote rather than a lump sum, and never pay a large deposit up front. Any building work over $3,300 - and all structural carpentry - legally requires a licensed contractor and a written contract.
Step one: check the licence, not the ute
In Queensland, the QBCC licence is the single most useful piece of information about a carpenter, and it takes two minutes to verify. Search the contractor's name or licence number on the QBCC public register and you will see the licence class, whether it is current, and whether there is a history of directions to rectify.
A signwritten vehicle, a tidy website and ten years of Instagram photos tell you nothing about licensing or insurance. The register does. Orange Projects holds QBCC Licence No. 15620733 if you would like to see what a check looks like.
When a licence is legally required in Queensland
- Any building work where the total value of labour and materials exceeds $3,300
- All structural work regardless of value - framing, subfloor, stumps, bearers and joists, load-bearing changes
- Decks, balconies and stairs above the height thresholds set out in the regulations
- Work requiring building approval or engineering certification
Below those thresholds, non-structural handyman work is permitted unlicensed. The problem is that homeowners rarely know in advance whether a job is structural. If a wall is coming out or a floor is being opened up, treat it as structural until a licensed contractor tells you otherwise.
Step two: insurance, in writing
Ask for two certificates of currency: public liability (usually $10m or $20m) and workers compensation if the carpenter employs anyone. A genuine contractor will email them without hesitation, because they send them out weekly. Hesitation is the answer to your question.
For qualifying residential work over $3,300, the Queensland Home Warranty Scheme insurance premium must also be paid by the contractor and shown on your contract. If it is missing from a quote for a job well above the threshold, ask why.
Step three: read the quote properly
A one-line quote of 'Carpentry works - $18,400' is not a quote, it is a number. A useful quote tells you what is included, what is excluded, what materials are specified, who removes the waste, and what happens if something unexpected is found.
| Item | Why it matters |
|---|---|
| QBCC licence number | Confirms the contractor is legally allowed to do the work |
| Itemised scope | Lets you compare like for like against other quotes |
| Material specification | Hardwood vs pine, prefinished vs raw, hardware brands |
| Exclusions | Tells you what you will be paying someone else to do - usually painting or electrical |
| Waste removal | A surprisingly common omission on cheaper quotes |
| Payment schedule | Progress payments tied to milestones, not a large up-front deposit |
| Variation process | How changes are priced and approved before they happen |
| Programme | Start date and expected duration, so you can plan around it |
Red flags worth walking away from
Warning signs when hiring a carpenter
- Cash-only pricing or a discount for paying cash
- A large deposit demanded before any work starts
- No written quote, or a quote sent only as a text message
- Reluctance to provide a QBCC licence number or insurance certificates
- Pressure to decide today because the price expires tonight
- A price dramatically below every other quote with no explanation of why
- No fixed address, no ABN, or an ABN registered a month ago
- Claiming structural work does not need a licence or approval
Queensland caps the deposit a licensed contractor can take on domestic building contracts. For most residential jobs it is a small percentage, not half the contract value. If someone wants 50% before they have unloaded a tool, that is not how the industry works.
Step four: compare quotes like for like
Three quotes at $9,000, $14,000 and $22,000 for the same job usually means three different scopes. Before assuming the middle one is fair, line them up item by item. Ask each contractor to price the same specified materials. Ask whether the low quote includes waste removal, whether the structural component has been allowed for, and whether painting and making good are in or out.
Nine times out of ten, the gap closes dramatically once everyone is pricing the same thing - and the remaining difference is licensing, insurance, warranty and supervision, which is exactly what you are paying for.
Brisbane-specific considerations
- Character and pre-1946 homes in suburbs like Paddington, Ashgrove, New Farm and Bulimba often carry character protection - external changes can require council approval even when the carpentry itself is straightforward
- Queenslanders have hardwood framing that is unforgiving to work with and rarely square, which adds legitimate labour to any quote
- Flood-affected suburbs along the river need durable materials and honest advice about what will survive the next event
- Termite management and timber decay are far more common in older Brisbane housing stock than most owners expect until the floor comes up
Step five: agree the contract before work starts
For domestic building work over $3,300 in Queensland, a written contract is required. It should include the scope, the price, the payment schedule, the start and finish dates, the defects liability period and the variation process. Sign it before work begins, not halfway through. If a dispute ever arises, the contract is what gets you both out of it.
How we work
Orange Projects is QBCC licensed and insured, and works across Brisbane and the Gold Coast. We inspect the site, issue an itemised fixed-price quote in writing, and run the job with our own team. Consultations and quotes are free, and we are happy to be compared against anyone else you are considering.
Comparing carpenters in Brisbane? Get a written, itemised fixed-price quote from a QBCC-licensed builder at no cost.
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