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BCM contract finder

Welcome to the contract finder for the building construction and maintenance (BCM) procurement category.

Select answers for a series of questions to get advice on the contract(s), documents and/or templates you will need to use for your procurement activity.

You can also refer to the full list of BCM template contracts. 

Condition of use

I understand that this tool may help me select a contract from the standard suite of contracts, but does not include all contracts for BCM procurement activities.

I agree to:

  • use a contract from the standard suite
  • email contract.services@hpw.qld.gov.au if I need amendments or to use alternate contract models
  • ensure that the contract I select is matched to the procurement activity by considering risks (such as delivery timeframes, quality, innovation and cost) and their impacts.

What is a government building project?

A government building project must be owned by the Queensland Government after completion of the construction, repair or renovation. Read the full definition of a government building project.

Special conditions of contract for Australian Standard® General Conditions of Contract for Consultants AS4122-2010

Use this contract to engage a building industry consultant to provide consultancy services for commissions valued at $60,000 or more, or for commissions with a PQC service risk rating of 3 or 4 of any value.

Next steps

  1. Download the Australian Standards contract from your agency’s library or buy it from the Standards Australia Webstore.
  2. Download the contract templates:
  3. Return to this tool to select the right building contract.

Email contract.services@hpw.qld.gov.au if you have any questions about this contract. 

Contact Building and Asset Services (BAS)

Contact BAS to ask them to facilitate the preparation of contract documentation.

Next steps

BAS may call tenders on your behalf or provide the contract documents back to you to call tenders.

If you are calling tenders, please return to this tool to find the right building contract.

Minor works with design contract

Use this lump sum contract for minor works where the contract value is less than $250,000. Design and documentation work may be carried out by either the principal or the contractor (as nominated in the annexure).

Next steps

Download the contract templates:

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Medium works with design contract

This is a lump sum contract for medium works where the contract value is less than $750,000 for projects involving a multiple trades or less than $1 million for projects involving a single trade. Design and documentation work may be carried out by either the principal or the contractor, as nominated in the annexure.

Next steps

Download the contract templates:

Note: This contract is not suitable for contracts that will likely have an accepted contract sum between $1 million and $10 million (including GST), and meet other requirements of a project bank account.

This contract is also unsuitable where an accepted contract sum will be less than $1 million (including GST) but could require variations to the contract value that equals 30% or more and increases the contract value to $1 million (including GST) or more. You may have to set up a project bank account for the project.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Special conditions of contract for Australian Standard® Minor works contract conditions AS4305-1996

This is a lump sum or schedule of rates contract for medium works where the contract value is less than $1 million for projects involving multiple trades or less than $2 million for projects involving a single trade. Design and documentation work may be carried out by either the principal or the contractor, as nominated in the annexure.

Next steps

  1. Download the Australian Standards contract from your agency's library or buy it from the Standards Australia Webstore if required.
  2. Download the contract templates:

Note: You may have to set up a project bank account for the project.

If your project or work will receive Australian Government funding, check whether you need to comply with the Building Code 2016, which may require you to use different templates and conditions.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Special conditions of contract for Australian Standard® General conditions of contract for design and construct AS 4300-1995

This is a lump sum or schedule of rates contract for major works where the contractor is also responsible for design and documentation work, and where the contract value exceeds $1 million for multiple trades or $2 million for a single trade.

Next steps

  1. Download the Australian Standards contract from your agency's library or buy it from the Standards Australia Webstore if required.
  2. Download the contract templates:

Note: You may have to set up a project bank account for the project.

If your project or work will receive Australian Government funding, check whether you need to comply with the Building Code 2016, which may require you to use different and supplementary conditions.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Small scale minor works contract

This is a lump sum contract where the design and documentation has been completed by the principal and where the contract value is less than $80,000.

Next steps

Download the contract templates:

Note: This contract is not suitable for use where the work includes asbestos removal or demolition work.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Minor works contract

This is a lump sum contract for minor works where the contract value is less than $250,000. Design and documentation work may be carried out by either the principal or the contractor, as nominated in the annexure.

Next steps

Download the contract templates:

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Medium works contract

This is a lump sum contract for medium works where the contract value is less than $750,000 for projects involving a multiple trades or less than $1 million for projects involving a single trade. Design and documentation work may be carried out by either the principal or the contractor, as nominated in the annexure.

Next steps

Download the contract templates:

Note: This contract is not suitable for contracts that will likely have an accepted contract sum between $1 million and $10 million (including GST), and meet other requirements of a project bank account.

This contract is also unsuitable where an accepted contract sum will be less than $1 million (including GST) but could require variations to the contract value that equals 30% or more and increases the contract value to $1 million (including GST) or more. You may have to set up a project bank account for the project.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

AS 4305-1996 with special conditions of contract and annexure


Use the Australian Standard® Minor works contract conditions AS 4305 – 1996 with the templates and conditions below.

You can use them for a lump sum or schedule of rates contract for medium works where the contract value is less than $1 million for multiple trades or less than $2 million for a single trade.

Next steps
Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

Download the:

If you are unsure about these templates, email contract.services@hpw.qld.gov.au for advice.

*If your project or work will receive Australian Government funding, check whether you need to comply with the building code 2016, which may require you to use different templates and conditions.

Special conditions of contract for Australian Standard® General conditions of contract AS2124-1992

This is a lump sum or schedule of rates contract used for major works where the design and documentation has been completed by the principal and where the contract value exceeds $1 million for multiple trades or $2 million for a single trade.

Next steps

  1. Download the Australian Standards contract from your agency's library or buy it from the Standards Australia Webstore if required.
  2. Download the contract templates:

Note: A project bank account may be required.

If your project or work will receive Australian Government funding, check whether you need to comply with the Building Code 2016, which may require you to use different templates and supplementary conditions.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

From your answer, it seems that building construction and maintenance contracts don’t apply to your procurement activity.

Next steps
Learn more about buying categories for the Queensland Government.

Email contractservices@hpw.qld.gov.au for advice.

There is no standard form of contact for ongoing maintenance by Queensland Government departments.

Next steps

Speak to your agency contact to see if there are contracts or arrangements in place, or to discuss the process you should follow.

Email contractservices@hpw.qld.gov.au for advice.

Short form consultancy services contract

Use this contract to engage a building industry consultant to provide consultancy services for commissions valued at less than $60,000 and have a PQC service risk rating of 1 or 2.

Next steps

  1. Download contract templates:
  2. Return to this tool to select the right building contract.

Email contract.services@hpw.qld.gov.au for advice if you have questions about this contract.

Managing contractor contract

This contract is for major or complex projects where early contractor involvement is required.

These documents are examples only and should not be used on Queensland Government building projects without first consulting with Contract Services, contract.services@hpw.qld.gov.au.

Next steps

  1. Download the example contract documents:
  2. Email contract.services@hpw.qld.gov.auu to request the contract for use.

Email contract.services@hpw.qld.gov.au if you have questions about this contract.

Last updated:
21 July 2020

Creative Commons Attribution 4.0 International (CC BY 4.0)