When is a two-storey house not a two-storey house?

Rockhampton, like many Central Queensland towns, is full of classic Queenslander-style homes, with the main living areas ‘raised’ above the ground. People started building homes this way to protect them from flooding and improve ventilation. 

Over the years, many original Queenslanders have been upgraded and lower levels have been filled in so the space can be a more functional part of the home. However, as real estate agents in Rockhampton, we are often approached by people who want to then sell their “two-storey” house.

The challenge is that even a nicely updated under-house area doesn’t necessarily turn a Queenslander into a two-floor home. 

Legal Requirements for ‘habitable’ spaces

It’s exciting to see a Queenslander with the potential to fill in the lower level, but it doesn’t necessarily mean you can then advertise the property as a duplex or as having extra bedrooms downstairs. 

To classify any space as a habitable room in Queensland, specific building code requirements must be met, particularly concerning ceiling height.

According to the National Construction Code (NCC), a habitable room, excluding a kitchen, must have a minimum ceiling height of 2.4 metres from the finished floor level to the lowest part of the ceiling. For kitchens, laundries, hallways, and corridors, the minimum ceiling height is 2.1 metres.

Property agents need to be very careful about the wording of property descriptions. If the under-house area of a Queenslander home doesn't meet these height requirements, it cannot be legally classified as a habitable room, even if you are using the room as a place to sleep quite comfortably yourself. 

Implications of non-compliant spaces

Utilising under-house areas that don't meet legal height requirements as bedrooms or living spaces can have several implications:

Building compliance: Using non-compliant spaces as habitable rooms may violate local building regulations, potentially resulting in fines or orders to cease using the space in that manner. 

Property value: When assessing a property's value, real estate professionals and potential buyers consider only legally compliant habitable spaces. Non-compliant areas won't contribute to the property's market value as additional bedrooms or living areas.

Safety concerns: Spaces not meeting the prescribed ceiling heights may pose safety risks, including inadequate ventilation and increased susceptibility to dampness, leading to health issues.

Converting under-house spaces

If you are looking to invest in Rockhampton or thinking of a renovation project, it’s always best if the space underneath a Queenslander home is legal height.

You may be able to raise the home further, but consult with a builder (we can connect you with one) to find out the costs and what’s involved. 

Should you get the thumbs up for a fully filled-in space under your home, you have the potential to turn one dwelling into two or to transform a ‘starter home’ with three bedrooms into a family haven with breakout spaces, additional bathrooms and guest accommodation. If you can add an internal staircase to connect the two floors, all the better. 

If you find out the space beneath your home isn’t legal height and you can’t create a two-storey Queenslander, think about how you can optimise the area below the home for storage, workshop space or entertaining.

We have seen some fantastic setups throughout the years that add functionality and value. 

Can your home be classified as two-storey? 

Not sure if your Queenslander qualifies as a two-storey home? You can always contact us for an appraisal and find out. We understand the requirements and can share advice about how to optimise the space so you improve the home’s value. 

Reach out to The Agency CQ for more information today.