Every state regulatory authority in Australia maintains records of complaints, disciplinary actions and dispute outcomes against licensed builders. These records are publicly accessible, free to search and genuinely informative - but most homeowners do not know where to look, what they are looking at or how to interpret what they find. This guide explains where to search for builder complaints and dispute records in each Australian state, what different types of disciplinary records mean and how to assess whether what you find is a minor matter or a serious warning sign.
Why complaints research is different from licence verification
The licence check confirms that a builder is currently authorised to operate. Complaints and disputes research goes further - it reveals how the builder has behaved during their authorised operation. A builder can hold a current licence and have a significant history of complaints, disciplinary actions and unresolved disputes. The licence check alone will not reveal this.
The distinction between types of records matters:
Infringement notices - formal financial penalties issued by the regulator for specific offences. Less serious than formal disciplinary proceedings but worth noting, particularly if recent or repeated.
Directions to rectify - formal orders issued by the regulator requiring the builder to fix specific defective work. A direction to rectify that has been marked as complied means the builder fixed the problem when ordered. A direction marked as not complied means they did not - which is a serious red flag.
Disciplinary proceedings - formal proceedings by the regulator resulting in a finding and a sanction. Sanctions can include conditions on licence, suspension or cancellation.
Tribunal decisions - decisions by state tribunals on disputes between builders and homeowners. NCAT in NSW, VCAT in Victoria and QCAT in Queensland hear building disputes. Their decisions are publicly available and searchable. A pattern of tribunal decisions against a builder is a significant warning sign.
Where to search for builder complaints by state
| State | Primary register | Disciplinary records | Tribunal decisions | Key notes |
|---|---|---|---|---|
| Queensland | QBCC Licensee Register at qbcc.qld.gov.au | On the main licence record - demerit points, infringement notices, directions to rectify, disciplinary actions all searchable | QCAT decisions at queenslandjudgments.com.au | Most comprehensive register in Australia - all records on one search |
| New South Wales | Service NSW licence check at service.nsw.gov.au | On the licence record - cancellations, suspensions, cautions, penalty notices, public warnings | NCAT decisions at ncat.nsw.gov.au - search by builder name | Building Commission NSW also publishes enforcement actions |
| Victoria | BPC Practitioner Directory at vba.vic.gov.au - current regulator is BPC from 1 July 2025 | Separate Prosecution and Disciplinary Register - must be searched separately | VCAT decisions at vcat.vic.gov.au | Two separate searches required - practitioner directory and disciplinary register |
| Western Australia | Building and Energy contractor register at buildingcommission.wa.gov.au | Building and Energy published compliance and enforcement actions on their website | SAT decisions at sat.justice.wa.gov.au | Less comprehensive public record than QLD or NSW |
| South Australia | CBS licence search at cbs.sa.gov.au | CBS published enforcement actions | SACAT decisions at sacat.sa.gov.au | Confirm current published enforcement search with CBS |
| ACT | Access Canberra at accesscanberra.act.gov.au | Access Canberra published actions | ACAT decisions at acat.act.gov.au | Confirm search pathway with Access Canberra |
How to search and what to look for - state by state
Queensland - the most comprehensive record
Queensland has the most comprehensive publicly accessible builder complaint and disciplinary record in Australia. The full QBCC Licensee Register record shows demerit points accumulated, infringement notices, directions to rectify (with compliance status), disciplinary actions and financial category - all on a single searchable record.
Search by builder name, company name or QBCC licence number at qbcc.qld.gov.au. Click through to the full record and read every section. Cross-reference with QCAT decisions at queenslandjudgments.com.au. For the complete step-by-step process see the QBCC licence check guide.
New South Wales
Service NSW licence check shows cancellations, suspensions, cautions, penalty notices and public warnings on the licence record. Building Commission NSW also publishes enforcement actions separately.
Search at service.nsw.gov.au and cross-reference with NCAT decisions at ncat.nsw.gov.au by searching the builder or company name.
Victoria - two separate searches required
Victoria requires two separate searches. The BPC Practitioner Directory (the Building and Plumbing Commission replaced the VBA as the regulator from 1 July 2025) shows current registration status. The separate Prosecution and Disciplinary Register shows formal disciplinary outcomes. Both must be searched to get the full picture.
Cross-reference with VCAT decisions at vcat.vic.gov.au.
Western Australia
Building and Energy contractor register at buildingcommission.wa.gov.au provides licence status. Published compliance and enforcement actions are available on the Building and Energy website. Cross-reference with SAT decisions at sat.justice.wa.gov.au.
South Australia and ACT
CBS licence search at cbs.sa.gov.au for South Australia and Access Canberra at accesscanberra.act.gov.au for the ACT. Cross-reference with SACAT and ACAT decisions respectively.
How to interpret what you find
Not all records carry the same weight. A single resolved infringement notice over a decade of operation means something different from multiple recent directions to rectify marked as not complied.
| Record type | Severity | What it means |
|---|---|---|
| Infringement notice - single, resolved | Low | Minor regulatory penalty - may indicate a procedural breach. Note but do not over-weight if isolated. |
| Infringement notices - multiple recent | Moderate | Pattern of regulatory non-compliance. Investigate further - ask the builder directly. |
| Direction to rectify - complied | Low to moderate | Builder was ordered to fix defective work and did so. The defect occurred but was resolved. |
| Direction to rectify - not complied | High | Builder was ordered to fix defective work and did not. Serious red flag - indicates unwillingness to rectify. |
| Disciplinary proceedings - conditions on licence | Moderate to high | Regulator found against the builder and imposed conditions. Check the nature and recency of the conditions. |
| Disciplinary proceedings - suspension or cancellation | Very high | Most serious regulatory outcome. Confirm whether the builder's current licence reflects the outcome. |
| Tribunal decisions - pattern of findings against builder | High | Multiple homeowners have pursued formal dispute resolution and the tribunal has found against the builder. Significant warning. |
Red flags in complaints research
Warning signs to take seriously
- Multiple directions to rectify marked as not complied
- Recent disciplinary proceedings resulting in conditions, suspension or cancellation
- Pattern of tribunal decisions against the builder across multiple projects
- Company registered recently despite the builder claiming many years of experience
- Director previously involved in companies that were deregistered or entered insolvency
- Builder unwilling to discuss or dismissive of records you raise
- No searchable record at all despite claimed experience - may indicate operating under a different entity
Complaints research checklist
- Search the state licensing register for current licence status and any recorded disciplinary actions
- Check for demerit points, infringement notices and directions to rectify on the licence record
- Search the separate disciplinary register if Victoria - two searches required
- Search the relevant state tribunal for decisions involving the builder or company name
- Search ASIC for the company - check registration date, director history and any previous companies
- Search ABN Lookup for active ABN and GST registration
- Cross-reference the builder's claimed experience timeline with the company registration date
- Ask the builder directly about any records you find and assess the response
- Check whether any directions to rectify are marked as complied or not complied
- Document all findings before making your builder selection decision
BUILTLY and lasting project records
BUILTLY is building a record of completed Australian homes that credits the builder, architects, designers and trades behind each one.
BUILTLY is building a record of completed Australian homes that credits the builder, designers and trades behind each one.
Used together, complaints research and verified project records provide a more complete picture of a builder's track record than either source alone.
Frequently asked questions
Can I check builder complaints for free in Australia?
Yes. All state regulatory registers are free to search. QBCC, Service NSW, BPC (Victoria), Building and Energy (WA) and CBS (SA) all provide free public access to licence and disciplinary records.
What is the difference between a complaint and a disciplinary action?
A complaint is an allegation lodged by a homeowner or third party. A disciplinary action is a formal finding and sanction imposed by the regulator after investigation. Not all complaints result in disciplinary actions.
Should I avoid a builder with any complaints on their record?
Not necessarily. A single resolved complaint over many years of operation may indicate normal business activity. A pattern of recent unresolved complaints, directions to rectify marked as not complied or repeated disciplinary proceedings is a genuine red flag.
Can I search tribunal decisions for builder disputes?
Yes. NCAT (NSW), VCAT (Victoria), QCAT (Queensland), SAT (WA), SACAT (SA) and ACAT (ACT) all publish searchable decisions. Search by builder name or company name.
What should I do if I find significant complaints against a builder I am considering?
Ask the builder directly about the records and assess their response. Cross-reference with other due diligence - ABN history, insurance confirmation, reference calls. If the pattern is concerning, consider other builders.
Last updated: October 2026