Habitable Room and Legal Ceiling Heights

ABIS | Brisbane Building and Pest Inspectors with 320+ 5 Star Reviews

Looking for a building and pest inspection conducted to the highest standard by Building Inspectors with a minimum of 10 years experience together with highest professional qualifications in their field.

1 in every 20 Queensland home owners has trusted their building and timber pest inspection to ABIS over the past 27 years, making ABIS the first choice in building and pest inspections.

Our highly recommended home inspectors who are all long term trusted employees not here today gone tomorrow sub-contractors. ABIS House Inspectors are supported by a unique computer aided inspection system and the latest inspection equipment such as high sensitivity thermal cameras costing thousands of dollars that others don’t often have.

When you book a pre-purchase building and pest inspection with ABIS, our friendly local (they know the area and are not in a interstate or overseas call centre) staff will make the whole process easy for you. Our Office team make all the arrangements with you, your agent, the vendor, the tenant (if there is one) and you will be sent an email to confirm the inspection time along with a pre-engagement letter which covers the scope of the inspection. Good communication and local knowledge are key to you getting the most out of your building and pest inspection. We are always happy to answer all your questions and you are most welcome to be on site when we do the inspection. Our technology, systems and processes also mean you get your high quality report shortly after your inspection is completed.

And all this for an incredible low price.

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According to the "Building Code of Australia" a Habitable Room is:

"A room used for normal domestic activities and

  • Includes a bedroom, living room, lounge room, music room, television room, kitchen, dining room, sewing room, study, playroom, family room, home theatre, and sunroom; but,
  • Excludes a bathroom, laundry, water closet, pantry, walk-in wardrobe, corridor, hallway, lobby, photographic darkroom, clothes drying room, and other spaces of a specialised nature occupied neither frequently nor for extended periods."

Building Code Ceiling Heights

A room or space within a building must have sufficient height suitable for the intended function of that room or space. According to BCA Vol 2 part 3.8.2, for the requirement to be satisfied, the ceiling height must not be less than:

  • in a habitable room excluding a kitchen - 2.4 m and
  • in a kitchen, laundry or the like - 2.1m and
  • in a corridor or passageway or the like - 2.1m and
  • in a bathroom, shower room, laundry, sanitary compartment, pantry, storeroom, garage, car parking area etc - 2.1m and
  • in an attic, room with a sloping ceiling or projection below ceiling line or non-habitable room or similar - a height that does not unduly interfere with the proper functioning of the room or space. More than 50% of the ceiling space should be on average a minimum height.
  • in a stairway - 2.0m measured vertically above the nosing line.

Otherwise, the room would be deemed to be a "utility room".

Technically the height is measured from the finished floor covering to the underside of ceiling or lowest protrusion of the ceiling.  If you are trying to determine whether you can build in an area - ensure you take into consideration what you are going to put on the floor.

If there is any doubt about a ceiling height - you should speak to your local council:


*Disclaimer: We do not provide professional advice nor services related to any infrastructure planning and building.
Please refer to your local city council for more information.