Pool safety certificates (Form 23): what a licensed inspector checks
Plan the inspection and any remedial work before a property transaction. Pool safety certificates are valid for 1 year for shared pools and 2 years for non-shared pools. The distinction is the pool type, not whether the property is rented or sold. Owners must keep the barrier compliant between inspections. Confirm the relevant pathway with a QBCC-licensed pool safety inspector.
Form 23 explained.
A Form 23 Pool Safety Certificate confirms that a pool met the pool safety standard when a licensed inspector checked it. Pool safety certificates are valid for 1 year for shared pools and 2 years for non-shared pools. The distinction is the pool type, not whether the property is rented or sold. Owners must keep the barrier compliant between inspections. Read QBCC certificate guidance.
- Non-shared pools: certificate validity is 2 years.
- Shared pools: certificate validity is 1 year.
- Selling or leasing: check the applicable QBCC transaction requirements.
Only a registered Pool Safety Inspector (PSI) can issue Form 23. Inspectors are listed on the QBCC Pool Safety Inspector register, so check the inspector there before booking.
The inspection process.
- On-site audit (45-60 min): Measure barrier height, climbable-zone scan, gate hinge + latch test, gap-under-fence check, glass / aluminium / structural integrity check, surrounding hazard scan.
- Compliance determination: Pass / fail with specific issue list.
- If pass: Form 23 issued by the inspector. Lodged with QBCC + given to owner.
- If fail: Non-Conformance Notice with specific remediation requirements. Re-inspection after work complete.
Pre-listing compliance audit (recommended).
We offer a pre-listing compliance audit ($180-$280) designed for property owners thinking about selling. We assess the pool barrier against current QDC MP 3.4 standard without issuing a Form 23 - gives you a private list of compliance issues so you can fix them BEFORE the buyer’s inspector finds them at contract stage.
Why this matters: buyer’s pool-safety inspections happen at contract stage, typically 5-14 days from listing. If compliance issues are found, settlement gets delayed while remediation happens. A pre-listing audit gives you 2-4 weeks to remediate cleanly before the buyer’s inspector arrives - settlement runs to plan, no surprises.
Common Form 23 failures we see in 2026.
- Climbable objects within 900mm (#1 failure by far) - pot plants, A/C units, garden beds, retaining-wall stone, paver steps, kids’ outdoor furniture.
- Gate hinge fails to self-close from 0° (spring tension lost in salt environment).
- Latch height under 1500mm (older installs to pre-2010 standards).
- Gap under fence over 100mm (paving settled, mulch washed out, soil eroded).
- Glass panel crack or chip (impact damage, even small).
- Aluminium picket spacing over 100mm (older installs to pre-2003 standards).
- 304 stainless rust on glass spigots (canal-estate beach-side, 5+ years old).
Annual maintenance for high-value properties.
Premium canal-estate, Sanctuary Cove, Sovereign Islands and other high-value properties benefit from an annual pool barrier maintenance visit ($300-$500): lubricate hinges, check spring tension, polish 316 spigots, identify any creeping compliance issues 12+ months before next Form 23. Catches issues like spigot fixings loosening, latch wear, climbable-zone encroachment by garden growth.
Book Form 23 inspection or pre-listing audit.
Form 23 inspections are done by a registered Pool Safety Inspector. Settlement-proof documentation.