One of the most overlooked documents in Queensland property transactions is the Infrastructure Charges Notice (ICN). Issued by local councils under the Planning Act 2016, this notice can significantly impact your purchase or development costs.
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What Is an Infrastructure Charges Notice?
An ICN is a formal notice stating the infrastructure charges payable for a development application. These charges fund local infrastructure like:
- Roads and intersections
- Stormwater drainage
- Water and sewerage networks
- Parks and community facilities
The charges are calculated based on the Queensland Planning Provisions (QPP) and the local council's Infrastructure Charges Resolution.
When Is an ICN Issued?
An ICN is typically issued when:
- You lodge a development application (e.g., reconfiguration, building approval)
- You request Council's intentions for the land
- As part of vendor disclosure when selling developed land
For buyers, the ICN reveals whether there are outstanding charges, credits, or obligations tied to the land.
How Much Are Infrastructure Charges?
Charges vary by council and development type. As a rough guide:
- Residential dwelling: $20,000 - $40,000+ (depending on location)
- Dual occupancy: $40,000 - $80,000
- Industrial/commercial: $50 - $200 per sqm
These can be offset against credits if existing infrastructure is in place.
Why Buyers Must Check the ICN
Failing to check the ICN can lead to nasty surprises:
- Outstanding charges — You inherit the debt
- Future levies — Charges may apply in future stages
- Caveats — The council may lodge a caveat for unpaid charges
- Trunk infrastructure — You may be responsible for off-site connections
What the ICN Shows
Key information on an ICN includes:
- Total charges calculated
- Applicable discounts (e.g., early payment, trunk infrastructure credit)
- Payment terms (immediate, staged, or by notation)
- Adopted charges — Current rate per ERA/sqm
- Lawful point of discharge — Where stormwater/sewerage must connect
How to Obtain an ICN
You can request an ICN through:
- The local council's planning department
- A private certifier (for building approvals)
- Your conveyancer (as part of due diligence)
At TitleFinder, we include ICN checks in our comprehensive title search packages. Prices start from $74.50 for a current title search.
Offset and Credit Arrangements
Under Queensland law, developers can claim credits for:
- Existing infrastructure provided (e.g., on-site stormwater)
- Trunk infrastructure already constructed
- Premiums paid for additional yield
These credits can significantly reduce or eliminate net charges.
Bottom Line
An ICN isn't just a council bill—it's a crystal ball to your future costs. Whether you're buying a finished home or proposing a development, understanding the infrastructure charges is essential for accurate budgeting.