No. The Queensland Building and Construction Commission (QBCC) guidance on home warranty insurance, updated 11 May 2025, says building work in or for a multiple dwelling of more than three storeys is not residential construction work under the relevant legislation and is not insurable under the Queensland Home Warranty Scheme (QHWS). One storey is not counted if it comprises mainly a carpark.
The same QBCC guidance, updated 11 May 2025, says home warranty insurance is compulsory for residential construction work valued at more than $3,300, including materials, labour and GST (figures checked 1 October 2026).
How do the storey limit and project-value threshold work together?
They are separate eligibility checks. The value threshold does not turn work outside the scheme into insurable residential construction work.
| Check | QBCC position |
|---|---|
| Type of building | Work in or for a multiple dwelling of more than three storeys is not residential construction work and is not insurable under the QHWS. |
| Carpark level | One storey is not counted if it comprises mainly a carpark. |
| Project value | Home warranty insurance is compulsory for residential construction work valued at more than $3,300, including materials, labour and GST. |
The QBCC example refers to a multiple dwelling. If a contract or sales document describes the development as apartments, that description alone does not determine the result. Check the project classification and the number of storeys after applying the mainly-carpark rule.
Which other listed exclusions should readers compare?
The QBCC guidance updated 11 May 2025 and its home warranty insurance guide for homeowners, dated 24 Jan 2025, identify several categories outside the scheme:
| Project or work | Scheme position |
|---|---|
| Commercial building projects | Home warranty insurance does not cover commercial building projects. |
| Work at commercial or industrial premises | This is listed as work that does not require home warranty insurance. |
| Work for a roofed building that is not a residence | This is also listed as not requiring home warranty insurance, with farm sheds and horse arenas given as examples. |
These categories concern the scope of the QHWS. Their exclusion does not mean that another policy will respond to every loss or defect.
What happens if an apartment project is otherwise insurable?
For insurable fixed-price and cost-plus residential contracts, the contractor obtains the home warranty insurance. The premium is collected from the homeowner, included in the contract and paid before work begins.
The claim provisions differ by contract type:
- A fixed-price residential contract can have cover for non-completion and defective-work claims.
- A cost-plus residential contract has cover only for defective-work claims.
Claims remain subject to limitations and exclusions. The QBCC also notes that home warranty insurance is not home and contents insurance.
How can a buyer or contractor check a particular project?
- Confirm whether the work is residential construction work or falls into a commercial, industrial or non-residential category.
- Check the storeys in the building and identify any level that comprises mainly a carpark.
- Review the contract and quote to confirm how the home warranty requirement has been treated.
- If buying a property, the buyer or buyer’s legal agent can search for any home warranty insurance attached to it.
- Check the current QBCC information and any policy PDS supplied with the contract.
Any attached policy covers the property and remains in place if the home is sold, but it cannot be renewed after it expires. Home warranty cover cannot be transferred between contractors.
This is general information, not financial or legal advice. For a particular apartment development or claim, check the current regulator page and the policy PDS.
Sources
- What is home warranty insurance | Queensland Building and Construction Commission
- Home warranty insurance: A guide for homeowners | Queensland Building and Construction Commission
FAQ
Does a mainly carpark storey count towards the exclusion?
No. The QBCC says one storey is not counted if it comprises mainly a carpark.
Does meeting the project-value threshold make an excluded multiple dwelling insurable?
No. The value threshold applies to residential construction work. An excluded multiple dwelling is not residential construction work under the relevant legislation and is not insurable under the QHWS.
What other listed exclusions should I check?
Commercial building projects are not covered. Work at commercial or industrial premises, and work for roofed buildings that are not residences, are listed as not requiring home warranty insurance.
Can I check whether an apartment property already has cover?
Yes. A home buyer or the buyer’s legal agent can search for any home warranty insurance attached to the property. The contract and current QBCC classification should still be checked before relying on that cover.
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