Form 12 is the aspect inspection certificate for an appointed competent person. It records the aspect you inspected, the property and building, the extent of work covered, the basis and references you relied on, and your details so the building certifier can use it when deciding whether the relevant stage is complete. Business Queensland explains that a building certifier may use a competent person for aspect inspection help only after assessing and appointing that person for the type of help.
This is the current Queensland Form 12. Tradie Forms follows the official section order and maps your answers onto the official PDF layout.
Signing as a QBCC licensee for aspect work rather than as an appointed competent person? Use QLD Form 43
Certifying a whole stage of building work rather than one aspect? Use QLD Form 16
Looking for the plumbing and drainage Form 12 specialist work statement? That is a different form. Use QLD PDR Form 12
Names the aspect of building work this certificate covers. It has to match what you inspected and what you were appointed to inspect.
Aspect of Building WorkTextOptional
Use the aspect language from the appointment and the work in front of you. The official form gives examples such as waterproofing, tiling, glazing, energy efficiency, emergency lights, exit signs, smoke detection and air-conditioning. Narrow the line when you only inspected part of a trade.
Useful
Wet area waterproofing to level 2 bathrooms
Too vague
Waterproofing
A broad label can make the certificate read as covering the whole trade when you only inspected one area or system.
Identifies all land the subject of the application. Match the building development approval, not the booking system or an invoice.
Street AddressAddressOptional
The site address on the approval. Address search is limited to Queensland and fills the street line, suburb, state and postcode. Check the result against the approval, because search returns the current postal address and an approval can predate a street renaming or a subdivision.
Lot and PlanTextOptional
The legal land description from the approval, title documents, or the property's rates notice. On new estates the street address may not exist in council systems yet, so lot and plan is the reliable identifier. Fill it whenever the approval carries it.
Useful
Lot 8 SP312456
Too vague
new estate block
Local Government AreaTextOptional
The council area for the land. Address search may fill this. Confirm it near a boundary, because the LGA is part of how the job is filed against the approval.
Describes the building or structure and its National Construction Code class so the certifier can place the aspect on the right job.
Building/Structure DescriptionTextOptional
A short description that matches the approval, such as a two-storey class 1a dwelling or a ground-floor tenancy fit-out. Avoid generic labels like house when the approval names something more specific.
Class of Building/StructureTextOptional
The NCC class from the approval or plans, such as Class 1a or Class 10a. The Form 12 appendix points to the National Construction Code classification rather than informal building types.
Sets the boundary of what this certificate covers. This is the section that most often causes a certifier to send the form back.
Description of the Extent of Aspect/s CertifiedTextOptional
State what you inspected and where. Name floors, rooms, tenancies or parts of a system so the certificate cannot be read as covering work you did not see. Do not describe the whole trade when only one area was complete.
Useful
Ensuite and main bathroom waterproofing membranes on level 1, including shower recesses and floor wastes
Too vague
All wet areas
An over-wide extent is not a favour to the builder. It tells the certifier, and anyone reading the pack later, that you certified work outside what you inspected.
Explains why you can give the certificate. Thin wording here is the usual reason a certifier cannot rely on the form without chasing you.
Basis of CertificationTextOptional
Detail the basis for giving the certificate and how far you relied on tests, specifications, rules, standards, codes of practice or other publications. Name the real standards, drawings, product documents or test results that supported the inspection, not a generic paste such as as per plans.
Useful
Visual inspection against AS 3740-2021 and approved waterproofing specification WM-04 on structural plans S-12
Lists the documents the certifier can open to follow your basis.
Reference DocumentationTextOptional
Identify supporting documents clearly enough to find them in the job pack. The official form uses numbered structural engineering plans as the example. Include document numbers, revisions, drawing titles, dates and report references where they exist. Plans alone is not enough on a busy project.
Links the certificate to the building certifier and the development approval this inspection sits under.
Building Certifier's NameTextOptional
The building certifier who appointed you for this inspection help. Take the name from the approval or the appointment request, not from an old email signature that may name a different certifier on the firm.
Building Certifier Reference NumberTextOptional
The certifier's reference for this job, from the same approval or request pack.
Building Development Approval NumberTextOptional
The approval number on the current building development approval. Do not take it from a quote or a builder's job number, which often predate amendments.
Save this section as Certifier to prefill it on your next Form 12 for the same building certifier.
Your details as the appointed competent person completing the certificate. Name is the only field that blocks download.
NameTextRequired
Your full name as the appointed competent person. This is the name that will sit with the signature on the finished PDF. If you are on site without your usual details, complete Name now and finish the rest before you send the certificate.
Company Name (if Applicable)TextOptional
Your company or trading name when you are completing the certificate for a business rather than only as an individual.
Contact PersonTextOptional
Who the certifier should call about this certificate when that is not already obvious from Name.
Business Phone NumberTextOptional
A landline or main business number the certifier can reach during ordinary hours.
Mobile NumberTextOptional
A mobile the certifier can use if they need a quick clarification on site notes or extent.
Email AddressTextOptional
An email that reaches you for this job. Prefer a monitored address over a generic inbox that delays certifier questions.
Postal AddressAddressOptional
Your postal address for the certificate. Address search is limited to Queensland. Check the result after search, especially after a business move.
Licence Class or Registration Type (if Applicable)TextOptional
The licence class or registration type that applies to this inspection help, such as a QBCC trade contractor class. Leave blank only when no licence or registration applies to the appointment.
Licence Class or Registration Number (if Applicable)TextOptional
The matching licence or registration number. Use Licence check against the QBCC register to fill the licence class and name when those details are current, then confirm both against your card or renewal notice.
Date Request to Inspect Received from Building CertifierDateOptional
The date you received the inspection request from the building certifier. Take it from the appointment or request correspondence. Today and Yesterday shortcuts are there for same-day or next-morning completion. The field does not accept a future date.
Save this section as Competent Person to prefill it on your next Form 12.
Check saved details after a licence renewal, business address change, or staff change. A prefilled line that is out of date still lands on the official PDF.
Sign-off as the appointed competent person. The signature stamps onto page 2 of the official PDF in the signature box.
SignatureSignatureOptional
Sign as the appointed competent person named above. Use your saved signature when it is current, or draw or upload on site. Sign only after aspect, extent, basis and references match what you inspected.
DateDateOptional
The date you sign the certificate. Today and Yesterday shortcuts are available. The field does not accept a future date, so the certificate cannot be dated ahead of the sign-off.
Completing Form 12 without a certifier appointment.
The form is for an appointed competent person. A casual site request is not an appointment. Confirm the appointment before you download.
Writing a trade name as the whole aspect.
Waterproofing or Lights reads as the full trade. Name the system and location so the certifier can see what you actually inspected.
Describing extent wider than the inspection.
An over-wide extent certifies work you did not see. Name the rooms, floors or parts of the system that were complete and inspected.
Using as per plans for the basis.
That line gives the certifier nothing to check. Name the standards, drawing numbers, specifications or test results that supported the inspection.
Leaving reference documents as Plans.
Without numbers, revisions and dates, the certifier cannot find the sheet you mean. Identify each document the way it appears in the job pack.
Taking approval or certifier details from a quote.
Quotes and job cards often predate amendments. Take the building development approval number and certifier references from the current approval or appointment pack.
Finishing the certificate away from site.
Waiting until later means reconstructing extent, basis and references from memory. Complete the form while the plans, photos and inspected work are still in front of you.
Give the signed PDF to the building certifier who requested the inspection help. Business Queensland notes that the competent person gives Form 12 to the building certifier so the certifier can confirm the stage is complete.
Name the file so the aspect is obvious.Form 12 - 45 River Tce - L2 wet area waterproofing.pdf will still make sense months later; Form 12 - 45 River Tce.pdf will not.
File it with the appointment and the documents you relied on. Keep the certifier request or appointment, the building development approval number, drawings and specifications, photos or inspection notes, and any test or product documents in the same job folder.
Keep a copy for your own records. The certifier holds the pack for the stage decision; you still need your own trail if a question comes back later.
Check the current Business Queensland requirements for your job. Retention and what else the certifier needs sit with the building approval and the certifier's process.
