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Can I cool off from a QLD building contract?

By BuilderVet team. Last reviewed 2 November 2026.

Generally yes. If your Queensland domestic building contract is valued at over $3,300, you can usually withdraw within five business days, starting the day after you receive a signed copy of the whole contract. You do it with a signed written notice, and you usually have to pay the builder $100 plus their reasonable out-of-pocket expenses.

This guide explains when the cooling-off period starts, how to withdraw, what it costs, and the two situations where you can’t. It is general information, not legal advice. Building in NSW instead? See our NSW cooling-off guide.

Which QLD contracts have a cooling-off period?

The QBCC says all contracts for building work valued at over $3,300 must include advice about your right to a cooling-off period. The right comes from section 35 of Schedule 1B of the Queensland Building and Construction Commission Act 1991 (QBCC Act).

A written contract is needed for domestic building work priced over $3,300 including labour, materials and GST. Domestic building work includes building a new house or duplex, sheds, garages, carports, pools, fences, retaining structures and driveways, renovations, kitchen and bathroom refits, and landscaping and paving.

Contract value QBCC contract type Cooling-off right Maximum deposit
$3,300 or less No written contract required No 20%
$3,301 to $19,999 Level 1 Yes, 5 business days 10%
$20,000 and over Level 2 or new home Yes, 5 business days 5% (over $20,000)

The QBCC says the deposit limits can rise to 20% in limited cases where substantial customised work or prefabrication happens off site and makes up more than 50% of the contract price.

When does the five days start?

The QBCC says the cooling-off period begins the day after you receive:

  • a signed copy of the entire contract, including any plans and specifications, and
  • for contracts valued at $20,000 or more, a copy of the QBCC Consumer Building Guide

If the contractor delays giving you any of these, the period within which you can withdraw is extended. Contractors must give you the signed and dated contract within 5 business days of entering it.

How do I withdraw?

To withdraw, the QBCC says you must give the contractor a written and signed withdrawal notice stating you are withdrawing under the cooling-off provisions in section 35 of Schedule 1B of the QBCC Act.

A simple notice should include:

  • your name and the property address
  • the contractor’s name and licence number
  • the contract date
  • a sentence saying you withdraw from the contract under section 35 of Schedule 1B of the QBCC Act
  • your signature and the date

Keep a copy, and keep proof of when and how you gave it to the contractor.

What will it cost me?

Section 38 of Schedule 1B sets out what the contractor can receive when you withdraw. The QBCC says this is usually $100 plus an amount equal to any out-of-pocket expenses the contractor reasonably incurred before you withdrew.

That’s one reason to keep the deposit within the legal limit. The QBCC warns that if you pay more than the lawful deposit, you won’t be entitled to recover the excess if you later need to claim a refund of deposit under the Queensland Home Warranty Scheme. Our guide to verifying home warranty insurance in QLD explains that scheme.

What paperwork should I get after signing?

The QBCC lists what contractors must give you for its own contracts:

  • New home and level 2 contracts: a QBCC-approved consumer building guide before you sign, the signed and dated contract with plans and specifications within 5 business days, and a commencement notice within 10 business days of work starting on site. The notice gives the date work started and the date for practical completion.
  • Level 1 contracts: the signed and dated contract, including plans and specifications, within 5 business days.

If these don’t arrive, ask for them in writing. Missing documents can also affect when your cooling-off period starts.

When can’t I cool off?

The QBCC says you can’t withdraw during the cooling-off period if:

  1. you and the contractor had a previous contract on substantially the same terms, for substantially the same services, relating to the same site or home, or
  2. before entering the contract, you received formal legal advice about it from a practising lawyer, or told the contractor you had

The second point surprises people. Getting legal advice is still a good idea, and the QBCC recommends it before signing. Just know it can affect your cooling-off right, so ask the lawyer about it.

Checklist: before and after you sign

  • Check the contractor’s QBCC licence covers the work. See how to check if a builder is licensed in QLD
  • Confirm the contract value and the right contract type (level 1, level 2 or new home)
  • Make sure the deposit is within the limit for that value
  • For $20,000 or more, confirm you got the QBCC Consumer Building Guide before signing
  • Note the date you received the full signed contract with plans and specifications
  • Count five business days from the next day
  • If withdrawing, give a signed written notice citing section 35 of Schedule 1B
  • Keep proof of delivery and ask for a written statement of any expenses claimed

Worked example: an $85,000 extension in Brisbane

Mia signs an $85,000 level 2 contract for an extension. She gets the Consumer Building Guide before signing, but the plans aren’t attached to her signed copy. The plans arrive by email a week later.

Because the cooling-off period runs from the day after she receives the entire signed contract, including plans, her five business days start the day after the plans arrive. The maximum deposit on this contract is 5%, or $4,250. If she withdraws in time with a signed notice, the builder can usually keep $100 plus reasonable out-of-pocket expenses, and should refund the rest.

How BuilderVet helps

Use the cooling-off window to check the builder properly. Run the free check on the contractor named in your contract to see what the public registers show. Build Watch is currently for NSW builds only.

Frequently asked questions

How long is the cooling-off period on a QLD building contract?

Five business days, starting the day after you receive a signed copy of the entire contract, including plans and specifications, and the Consumer Building Guide for contracts of $20,000 or more.

Does it apply to small jobs?

It applies to contracts valued at over $3,300. Work at or under $3,300 doesn’t need a written contract.

How much does it cost to withdraw?

Usually $100 plus any out-of-pocket expenses the contractor reasonably incurred before you withdrew.

Can I withdraw by email or phone?

The QBCC says you must give a written and signed withdrawal notice. Check your contract’s notice clause for how notices can be given.

It can. The QBCC says you can’t withdraw if you received formal legal advice about the contract from a practising lawyer before entering it, or told the contractor you had.

When must the builder give me the signed contract?

Within 5 business days of entering the contract, including any plans and specifications.

What is the maximum deposit in QLD?

20% for work valued at $3,300 or less, 10% for $3,301 to $19,999, and 5% for contracts over $20,000, with a limited exception for mostly off-site work.

Sources

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Last reviewed 2 Nov 2026