Compliance Questions

Rooming Houses do not typically need a DA (development approval). In Brisbane, low density residential zones do not trigger a DA. Overland flow, flood risk, other building overlays, as well as higher density zones, and zones considered less appropriate for dwelling houses can trigger a DA and may even require an MCU zone change application. Councils outside of Brisbane, such as Logan, Moreton Bay, Ipswich and Redlands each have a different town plan and may require a DA for a Rooming House.

Yes, all dwelling houses require a BA. A Rooming House is a type of dwelling house.

Yes, your builder will organise a private certifier to comply and issue certificates for the Rooming House during and after it is built.

Your building contractor can choose either. We typically see private certifiers on Rooming Houses as they may be more responsive and effective for the timely issue of documents.

If your builder is an experienced Rooming House builder, this will be very straightforward for them to carry out. We strongly recommend you only buy a Rooming House with compliant certification so it can be insured, financed and leased. Non-compliant Rooming Houses risk Council shutting them down or issuing fines.

You can discuss this with your builder if project managing these items is within your skillset.

Typically you do not. There are circumstances and locations that will trigger infrastructure charges. Experienced Rooming builders have feasibility professionals to ensure your build costs are fully disclosed before you go ahead. Sometimes when the land is very well priced, it may be worth paying infrastructure charges to complete your project.

You typically do not need to do community consultation in Brisbane, however there are circumstances and locations where community consultation will be required. Your builder via their town planner will typically take care of this and include it in your total build price.

You typically do not need to in low density residential zones in Brisbane, however there are circumstances and locations where MCU will be required. Your builder via their town planner will typically take care of this and include it in your total build price.

For the right builder, approvals are very straightforward and not an impediment to construction. If you are finding your builder has issues with approvals, we can help refer you to a builder that is very experienced in Rooming Houses.

No, Council cannot in the future revert or grandfather a compliant and finished, approved property even if town planning or state government or national construction codes change. Many older dwelling houses are now not compliant with current building and compliance codes, however in their day were acceptable. The exception to this is if a property is found to be unsafe for habitation, then this must be remedied.

No, the Council cannot in the future revert or grandfather new rules to a house that is compliant and finished today, even if town planning or state government or national construction codes change.

No, the Council cannot in the future revert or grandfather new rules to a house that is compliant and finished today, even if town planning or state government or national construction codes change. The function of a property as it was approved can and will be carried on unless it can be shown that the dwelling house is not safe to live in.

Once a Rooming House has been approved and construction has commenced, then generally no, the works will be carried out and certified. With the exception of a state development area for emergency purposes such as military, port or hospital where the government compulsorily acquires properties from owners.

Some safety features will be required to be upgraded such as fire compliance standards in rental properties. Most functional features of a house remain as upgrading them to comply with acoustic and energy efficiency may be unduly or unreasonably disruptive or expensive. Disabled compliance is future proofed in new Rooming Houses today by having at least one disabled suitable room with ground floor access.

Some safety features will be required to be upgraded such as fire compliance standards in rental properties. Most functional features of a house remain as upgrading them to comply with acoustic and energy efficiency may be unduly or unreasonably disruptive or expensive. Disabled compliance is future proofed in new Rooming Houses today by having at least one disabled suitable room with ground floor access.

Rooming Houses have higher performance, high-density acoustic insulation in the walls and ceilings to ensure tenants enjoy peace and quiet in their rooms. Some builders may exceed this with sound check plasterboard too.

Rooming Houses require a fire evacuation plan to be visible in common areas, and emergency lighting and smoke detectors / alarms that are wired in. It is similar to a multi-residential building. They also have a fire blanket and extinguisher in the common kitchen. It is a good idea for any rental property have these safety items as well.

Waterproofing is a membrane behind the tile finish of bathroom showers, splash backs for baths, vanities and other wet areas in the house. Grout is a porous gapping between tiles that allows tiles not to touch as if they did, vibrations and movement of the house would crack them. The grout dries out after exposure to water, and the waterproofing ensures water only escapes the tile wall, not penetrating into the structure.

Effectively no. A Rooming House is a Class 1 detached dwelling house and this class of building is not a multi-residential class of building. Multi-residential buildings and other building types are required to be strata titled. Parts of dwelling houses can be sold to other parties through a separate agreement such as a corporate entitlement, company directorship, tenants in common or a body corporate or custom, legally binding agreement. As Rooming Houses are a lower priced asset, usually an individual or couple can finance the entire property on their own.

No there is not, however the whole house must be under 300m2 gross loor area unless the Council awards a relaxation. Typically rooms are 30-35m2 with common areas being 16-45m2. Typically low-set houses are 180-200m2 in size to fit into a standard 400m2 lot of land. Double storey Rooming Houses with a smaller footprint can be larger builds up to, and occasionally slightly exceeding, 300m2.

Without a relaxation on the approvals, 300m2 is the maximum gross floor area of a Rooming House in a low density residential zone. Typically low-set houses are 180-200m2 in size to fit onto a standard 400m2 lot of land. Double storey Rooming Houses with a smaller footprint can be larger builds up to, and occasionally slightly exceeding, 300m2.

The number of bedrooms is not limited, however you can only have 5 tenants to comply with the fire code in Queensland. Since it is more economical to build 1 bedroom suites, we typically see 5 bedroom Rooming Houses available.

The number of bedrooms is not limited, however you can only have 5 tenants to comply with the fire code in Queensland. Since it is more economical to build 1 bedroom suites, we typically see 5 bedroom Rooming Houses available.

Today, Rooming House rooms are very well equipped and comfortable to be attractive to tenants, both to achieve a great rental result and to keep tenants happy so they keep leasing for longer. A well designed room will have a Queen size bed, bedside table, lamp, double seater couch and coffee table with a large, wall-hung TV, a triple wardrobe or walk-in wardrobe, an ensuite, a study desk, a dining setting with 2 chairs, a fully stocked kitchenette with large fridge, microwave, plug-in cooktop, and a large sink, and a pantry or overhead cabinetry, an outdoor setting on the balcony or courtyard, and wall decorations such as art prints and a clock. Old fashioned boarding houses were bedsitters, which are shell and core tenancies, sometimes with a bed and wardrobe.

Rooming House rooms will not have a laundry, as this is shared in the common area. They will also have a kitchenette, not a fully functional kitchen, so no oven, rangehood or dishwasher in kitchenettes.

Furniture is relatively inexpensive but provides great convenience for tenants and earns higher rental. Most houses have furniture packages to increase tax depreciation, increase income and tenant retention. It might be the best value-for-money addition to your Rooming House investment.

Separation of the bedroom from the lounge area provides more comfort, utility and amenity for tenants, and is significantly more in demand, achieving a higher rental return. 1 bedroom suites earn on average $420 per week, while studio suites of the same size earn $390 per week, take longer to lease and have lower tenant retention rates.

Tenancy retention is a measure of, on average, how long tenants stay leasing in a property. Long term tenants are better for income, and wear and tear of the building. Moving tenants in and out is expensive, and increases damage to the property. If a tenancy is very attractive, then tenants will typically stay for many back-to-back leases.

Yes, so long as the gross floor area of the whole house is under 300m2 and each suite is leased to a single adult.

An adult may be in a relationship, however only 1 name goes on each room's General Tenancy Agreement (GTA). You can only have 5 tenants to comply with fire code in Queensland. Adults with children or couples cannot tenant a Rooming House room.

Yes, and we encourage you to buy or build each room with this essntial amenity. Vanities in bathrooms with storage is a modern lifestyle convenience. Not having this feature is substantially les desirable than the average ensuite with a vanity with sink and mirror.

A kitchenette must have limited functionality, and your builder's Certifier generally will not permit a permanent wired-in oven. Air fryers, bench top ovens and cooktops, and microwaves that plug in are excellent solutions in your kitchenettes.

A kitchenette must have limited functionality and your builder's Certifier must approve the cabinetry design. We do not generally see dishwashers for economical reasons, however some Certifiers may allow it.

As the houses must have a shared laundry in the common area, they are typically not built with a laundry per room. Adding laundry traps, sink and machine to each room will be a substantial cost and it must also be approved by the Certifier.

We highly recommend each room has access to an independent and private outdoor space. Rooms without this typically lease for $30-$50 less per week, which is approximately $13,000 of lost income per annum.

Yes, and they are very popular and rent for exceptional prices. Such builds will be more expensive than a standard high-set or low-set house. You must make a decision to do a loft design carefully so you keep a good return on your investment.

Yes you can have multiple entries per room, and having independent access from a courtyard is enjoyed by tenants in units, townhouses and homes. The more amenities offered, the happier tenants will be.

We highly recommend electronic locks to minimise property management time and labour, and to keep your outgoings lower. There is added security of being able to reset or change codes for new tenants, and make temporary codes for tradesmen.

Rooming Houses must have a minimum of 2 car spaces per house. More car spaces if they fit on the land is a good idea for increased income and improved tenant amenity. Keep in mind that open concrete spaces rent for just as much as a garage, and are much cheaper to build with virtually no maintenance.

Yes, and we encourage more car parks per home to improve its rental income, its market value and for better tenant retention.

All new Rooming Houses come with a disabled-accessible room to provide an option for a mobility-impaired tenant. This is a minor adjustment to the standard room. The disabled-accessible room will be on the ground floor, with 920mm doors, a bathroom bathroom that is slightly larger than other ensuites to allow for wheelchair access and turnaround.

The accessible room has minor adjustments to the standard room. The disabled-accessible room will be on the ground floor, with 920mm doors, a bathroom bathroom that is slightly larger than other ensuites to allow for wheelchair access and turnaround.