At Queensland Designer Homes, we’re not just about great home design — we care about creating healthy spaces for you and your family. That’s why we recommend approaching flooring with a building biology mindset, focusing on moisture control, ventilation, and non-toxic materials. Here’s what we recommend to make sure your beautiful new flooring doesn’t become a hidden health hazard!

*This article centers on hybrid plank flooring, as it is the most popular type of flooring. However, the principles discussed herein almost always apply to any other type of flooring also, such as vinyl planks, timber flooring, tiles and more. 
​
How to Avoid Mould Under Hybrid Plank Flooring
For Concrete Slabs:

✅ 1. Start with a Dry Slab
Concrete can take months to fully cure and dry. Moisture that remains in the slab after installation can rise and condense beneath your flooring — the perfect conditions for mould.

• Use a moisture meter or humidity probe to test the slab before installation.
• Aim for a moisture content of under 75% relative humidity (RH), or less than 5.5% moisture content, depending on your flooring manufacturer’s recommendations.

✅ 2. Use a Proper Moisture Barrier
Before laying any flooring, it’s essential to install a vapour barrier. This acts like a shield between your slab and your flooring. (This is the black plastic you see before a slab gets poured.)

• Use a 200-micron (μm) plastic sheet, overlapped and taped with moisture-proof tape.
• Alternatively, apply a liquid moisture membrane that bonds directly to the concrete.
• Don’t skip this step — even if your slab "seems dry."

✅ 3. Choose the Right Underlay
Many hybrid flooring systems require an underlay — make sure you choose one that offers moisture resistance as well as sound insulation.

• Look for vapour retardant underlays designed specifically for hybrid flooring over concrete.
• Check that it is compatible with your flooring product and doesn’t void warranties.

✅ 4. Avoid Problem Slabs
If your slab has a history of moisture problems — like efflorescence, musty smells, or visible damp patches — address these first.

• You may need to improve external drainage, add sub-slab ventilation, or apply concrete sealing.
• Installing flooring over a known issue is a recipe for expensive remediation later.

✅ 5. Leave Proper Expansion Gaps
Hybrid planks expand and contract with changes in temperature and humidity. If installed too tightly, they can trap moisture underneath.

• Leave appropriate expansion gaps around all edges, as per manufacturer instructions.
• Don’t seal skirting boards or trims so tightly that no airflow can reach the floor below.

✅ 6. Maintain Indoor Humidity
Your concrete slab isn’t the only source of moisture — your indoor air can also contribute to mould if it’s too humid.

• Aim to keep indoor relative humidity between 40% and 60%.
• Use exhaust fans, open windows, or dehumidifiers as needed — especially in humid climates or poorly ventilated homes.

✅ 7. Be Careful with Wet Cleaning
Once your flooring is installed, avoid excessive water when cleaning.

• Use a dry mop or a barely damp cloth to clean the surface.
• Never pour water directly onto the floor — even though hybrid flooring is water-resistant on top, it’s not waterproof underneath.

✅ 8. Choose Low-Toxicity Flooring
From a building biology perspective, your floor shouldn’t just be dry — it should also be free from harmful chemicals.

• Choose hybrid planks that are low-VOC, formaldehyde-free, and certified for indoor air quality (look for labels like GreenGuard Gold or Blue Angel).
• If possible, use floating floor systems rather than glue-down products to avoid adhesives and make future removal easier.

​The way you ‘feel’ is significantly affected by your environment.

20%
of Australians suffer from some sort of high-level mental distress...

48%
of Australians report at least two sleep-related problems...

50%
of Australian’s have experienced mold or dampness in their homes...

65%
of Australians are overweight or obese...

83%
of an Australian’s time is spent indoors...
​
100%
​of Australians would like to live in healthier homes that support their wellbeing...
​(ok, we guessed this one...)
​

Combining well-established home design principles, the latest heatlh & wellbeing research, neuroscientific understandings & environmental psychology studies, we have developed what we believe to be the ultimate design formula for designing your home for wellbeing.
​
After hundreds of hours of research and over 20 years of building design experience, we are happy to present this introduction to Home Design for Wellbeing, which presents a wellbeing home design formula, along with practical steps you can take TODAY to feel better in your home. Enjoy..
​

This might sound like an oversimplification, or even a bit ‘woo-woo’, but think about it...
The environment that a human is present within will make them FEEL certain ways, for example: calm (rainforest), sad (funeral), excited (theme park), safe (bunker).
​
The resulting FEELING of these environments will encourage activities that affect wellbeing outcomes such as working out (gym), consuming (fast food restaurant), reading (library), buying (shops), working (office), sleeping (bedroom).

​When we shape our most important environment - our home - we shape outcomes for our health, wellbeing and personal growth.

“BetterHealth’ (an AusGov website) states: ”Wellbeing is not just the absence of disease or illness. It’s a complex combination of a person's physical, mental, emotional and social health factors.” So, as our surrounding environment evokes strong and predictable psychological, emotional & physical responses & states of wellbeing, when we design our environment for control the outcome, we provide the highest possible chance for ideal wellbeing.
​
To understand how to create desirable psychological & emotional responses (such as contentment), we need a benchmark or framework to examine & understand these states of mind better, so we can design around the desired feeling of the space we want to evoke. The framework we will be using, is a well-known base level theory of human wellbeing. This theory is Abraham Maslow’s 1943 theory for human contentment & happiness, commonly called - ‘Maslow’s Hierarchy of Needs’. 

This framework is presented in a pyramid form and is built on the premise that it is difficult to move on to the next level of the pyramid without mostly fulfilling the level below it. Although Maslow didn’t create this psychological model with home design in mind specifically, meeting these human needs profoundly influences our wellbeing outcomes.
​
These human needs are affected by many factors. However, the 5 Measures of Wellbeing we will be exploring in the coming pages, will focus on how our environment can influence these needs and ultimately, our wellbeing outcome...
​

You might wonder though - how much of my environment is actually within my control?
​
To manipulate our environment for the desired wellbeing outcome, it is important to identify what variables are actually within our control.

As we explore the 5 Measures of Wellbeing in depth, we must identify the best ‘settings’ for each variable, and make direct recommendations as HOW to get there. 

You might think that designing for wellbeing is just too expensive, and out of your reach to add design elements that optimise wellbeing.

Or, that if you rent or lease a home, you therefore have no control over the ‘environment’ you live in. This is an understandable thought. However, there may be more FREE or cheaper options than you may at first think.

To explore the various options that are open to you, we’ll be making recommendations for each wellbeing category based on cost to make it easy to begin your design for wellbeing journey starting at $0!

​In our following blog posts, we will explore the details of each of the 5 Measures of Wellbeing, the Environmental Variables to Control, and how this can be achieved at varying levels of financial investment.
 
Make sure you are following our blog so you don’t miss the solutions to this important public and private health information. It will certainly change your home design plans, and it could even change your life.

- Sam.

 Written & Contributed by Alex Steffan of Steffan Harries Town Planning

Raising character houses in Brisbane is a popular way to increase living space while preserving the architectural charm that defines our city's heritage.

However, undertaking such projects requires a detailed understanding of Brisbane City Plan 2014 provisions, particularly if your property is within the Traditional Building Character (TBC) Overlay or Pre-1911 Building Overlay. In collaboration with QDH, Steffan Harries is happy to provide this guide that outlines key town planning considerations to ensure a smooth approval process and compliance with regulations.
---
When is Town Planning Approval Required?
Before initiating work on a character house, it’s essential to determine if town planning approval is necessary. Key triggers for approval include:
1.       Demolition Work:

• Any component of a house constructed pre-1947 located forward of the highest and rearmost part of the roof requires Code Assessable Approval;
• Demolition of any pre-1911 building components, or pre-1947 components on corner lots, is assessable unless it qualifies as ‘Prescribed Accepted Demolition Work.’

2.       Building Work:

• Renovations or new builds within the TBC/Pre-1911 Overlay require assessment unless classified as “Prescribed Accepted Development.”

• Review City Plan 2014: Table 5.3.4.1 for a comprehensive list of Prescribed Accepted Development to confirm if your project falls under assessable development.

---
Raising a Character House: What’s Permitted?
Raising a character house is a common renovation practice that allows homeowners to optimise their living space. Town planning approval is typically not required if:

1. The house does not exceed 9.5m in height after raising (with exceptions for properties in the Sherwood-Graceville Neighbourhood Plan Area).
2. Demolition work beneath the house is limited to components required for raising or repositioning.
3. The house remains oriented towards its primary street frontage. Rotating the house towards a secondary street triggers assessable development.

Preserving Character Features
When working with character houses, it’s crucial to preserve their defining elements. Key considerations include:

• Original components: Features constructed pre-1947 forward of the highest and rearmost ridge of the roof are protected (or the ALL pre-1947 material for a corner lot). Removing these features, even if damaged, may require council approval unless it aligns with ‘like-for-like’ replacement due to accidental damage.
• Post-1946 additions: These can most likely be removed without approval, provided they do not impact pre-1947 features.

---
Extensions and Renovations
While many renovations to pre-1947 dwellings within a Character overlay (e.g. The Traditional Building Character overlay) will require town planning approval. That noted, the following are typically exempt from assessment:

• Rear extensions (if preceded by lawful demolition)
• Decks, verandahs, and shade structures added to the rear of the property.
• Internal renovations, including bathrooms, kitchens, or staircases.

Enclosing the area beneath a raised house is also permissible, provided the enclosed space aligns with the building core and does not extend beyond verandahs or sunrooms.

Setbacks and Compliance
When raising or repositioning a house, compliance with setback requirements is vital:

• Side and rear setbacks: Must adhere to the Dwelling House (Small Lot) Code.
• Front setbacks: Must align with the Traditional Building Character Overlay Code.
• Where not on a small lot, you may be required to comply with the Queensland Development Code requirements.

Any deviations can trigger assessable development and delay project timelines.
---
Conclusion
Navigating Brisbane’s town planning requirements for character houses can be complex. Working with a building designer who has experience with pre-war houses in Brisbane is integral to streamline your town planning approval or potentially even avoid one completely! Engaging a qualified town planner early on will also ensure that your project complies with regulations, avoids unnecessary delays, and preserves the unique charm of these historic properties.

At Steffan Harries, we have lodged over 4500 development applications in Queensland with a vast majority of those involving pre-war houses in Brisbane and one our team would be more than happy to assist in your character house renovation.
​
Alex Steffan
Director and Principal Town Planner
https://steffanharries.au/.
---

Can you relate to this?
In this article, we'll uncover the 3 essential steps every home renovator should know to successfully take your home from old to new.

Jill goes to the doctor in a lot of pain after an ‘incident’ playing table tennis: ‘Hey doctor, I think I’ve got a broken arm and I need surgery.’ The doctor says ‘Ok Jill, we can do that surgery right now. Come into the operating room and we’ll put in a metal rod in to fix it.’

Can you see any problems with this medical approach?

For a doctor to successfully treat a medical problem that requires surgery, he doesn’t just open a patient to ‘fix the problem’ without following a proper medical procedure that had been drilled into him (no pun intended) through his extensive medical education.
​
Now, I’m no doctor, but you would expect the doctor to follow some kind of process that looks somewhat like the following:

1. Assessment & Diagnosis
2. Treatment Plan
3. Surgery

How does this process apply to renovating a home?

​

To successfully know how to treat a patient with a suspected broken arm, the doctor would need to identify the key signs of the broken arm, perhaps by manipulating the arm, asking the patient to move their fingers, look for swelling etc. Once he assesses and can confirm a diagnosis that the arm may be broken, he might recommend an X-ray to visually confirm how the arm is broken before deciding how to treat it. So, the doc says ‘Ok Jill, we are going to need get an X-ray to confirm if and how badly the arm is broken, then we can work out how best to treat it.’

In a similar way, to conduct a successful renovation, we need to follow the right steps, in the right order, to get the most out of the renovation, and to get there as quickly and accurately as possible. So, what does a renovation ‘Assessment’ look like? This can be a self-assessment, or a professionally guided assessment. (This is what we do at your first design consultation with us, which you can book here if you need help).

Write down exactly how you would like to improve your home, considering the following questions:

1. Immediate problems - What are the immediate problems with the home that need solving? These could be things like: the kitchen is falling apart, the bathrooms or roof are leaking, there are not enough rooms in the house for who lives there; next
2. Friction Points - What are the major ‘friction points’ of your home – problems that cause you regular frustration – that you would like to solve. This includes layout issues (tight spaces, bathroom, kitchen, laundry layouts etc), low ceilings and physical ‘pain points’ in the current home.
3. Future Needs - What are your future needs for the home? Do you have young children that will need more space as they grow? Do you have aging parents that will need to live with you in the future?
4. Wants –What are your ‘wants’ for the home? These are things that you could very well live without and still have a successful and content home-life, but you would make you absolutely LOVE living in your home every day, and would bring you great joy (or put your desires to rest) on a daily basis.
5. Wellbeing, Health (Physical & Mental) and Growth – We position this at the end of this list, because the more immediate needs are ever present, and in front of most people's eyes daily - these problems must be solved first. However, in solving those problems, we should also be planning for how the home will affect our health & wellbeing (light, air quality, spatial etc), and personal growth potential of themselves, and their children.

If you want to learn more about this, watch my recent Youtube video here:

​After having the X-ray conducted, Jill goes back to the doctor who tells her:
‘Ok Jill, the X-ray showed us that your arm is broken in 3 places – one major break in your mid-radius, another minor fracture in your upper Ulna, with one more minor fracture of your lower Humerus.’ Jill nods and thanks the doctor for the assessment and diagnosis, but now wonders how to best treat the arm so it heals as quickly as possible so she can get back to playing table tennis.

'We're going to have to operate on your arm to fix it Jill', the doctor says.
​
When thinking of your renovation, once you have undertaken the above renovation assessment & diagnosis, you will have a much clearer picture of what is wrong with the home and how it needs to be improved. You can now successfully move on to working out a ‘treatment plan’. 

​

After explaining the diagnosis to Jill, the doctor then outlines the best course of action to take, in the form of a treatment plan, to make sure bones can heal as quickly as possible. He includes what actions he will perform to set the bones up right for healing (eg. Surgery, plates etc.) what actions Jill should perform (eg. physiotherapy) and what actions to avoid (eg. table tennis, baseball, lifting heavy things etc.).
​
Once you know WHAT in your home needs to be improved, we can then start to look at the HOW, or the ‘Treatment Plan’ for it – How we are going to solve the problems, needs, wants and improvements in wellbeing.

​What does that step look like? 
​

This step generally involves:

1.Deciding HOW best to solve the problems.

​This will likely include:

• Solution Discovery & Decision-Making - Defining construction methods to rectify major problems, and whether the rectification should be part of the larger scale renovation. This discussion should be had with a designer, builder or contractor to avoid any confusion if you are unfamiliar with residential home construction & rectification.
• Exploring options on how best to solve the ‘friction points’.
• Deciding whether ‘Future Needs’ are to be factored into the solutions, and how you might define those needs being met.

These are the major parts of the solutions to the immediate in-your-face problems. These should be considered as priority first, before moving on to the wants and wellbeing aspects of the renovation. Assuming the renovation includes sufficient budget for incorporating these further considerations, we would next look at:

2. The Wants – How could we incorporate some or all of the ‘wants’ into a design solution?

3. Wellbeing, health & growth – What design methodologies or wellbeing & growth design aspects could we incorporate without breaking the bank?

Budget – You may have noticed that we have not discussed budget yet. If you are surprised at this, let me explain.

Everything up until this point has cost you nothing – ideas are free.
 
We have simply identified problems and explored possible solutions. This is important to explore, because your total available budget today, may not be the ONLY renovation investment you make in the home. Exploring what the ‘ideal solutions’ are to the larger problems first is important. So that, in the future, if you have more budget available for more renovations, there are no conflicts between the immediate quick solutions for the home, and any ‘Stage 2, 3 or 4’ renovations in the future.

This way, you never double up on work, and you don’t ‘shoot yourself in the foot’ solving immediate problems which will actually affect the ultimate best design outcome for the home which could be achieved if and when more budget is available down the road a bit. Explore ideal outcomes first (its free) and plan for the future.

House plans & Building Approvals – Most renovations will require some kind of plans to be developed, and many will require some type of development or building approval.
(See our article – What is the difference between a development approval and a building approval?).
 
What kind of plans you will need usually falls into 3 categories, which will depend on the extent of renovations you are undertaking:

1. DIY - If it is simple renovations you are contemplating that don’t require a building approval, and you are a ‘do-it-yourselfer’ you may be able to draw some simple plans up yourself, or have a friend draft them up for you. It could even be as simple as a detailed written list of the renovations you will make.
2. Draftsperson or Builder-direct – If your renovations are more significant, such as wall, window or door demolition, bathroom, kitchen, laundry renovations etc. you may be able to go to a draftsperson to have some simple plans drawn up, or direct to a licensed builder, being guided by them for the project requirements and outcome.
3. Building Designer or Architect – If your project requires a building approval (see our article ‘Does my project require a building approval’), then you will likely need to go to a licensed Building Designer or Architect to have professional design guidance, and to have a higher level of house plans developed for your project. If you know you will need one of these, get them involved as early as possible, and we guarantee if will save you much confusion, arguments, stress and time. Your designer will be able to help you through all the stages of a typical design process right through to helping you get your building approval, where the builder will commence construction.

(See our article – Should I use an Architect or a Building Designer?).
​

Once Jill’s treatment plan was finalized she understood it completely, and she was confident to move forward the surgery, a date was locked in and, while nervous, Jill felt great that everything was coming together, her broken arm would be resolved, and she could continue living her action-packed life in better health again.

In a renovation, this is the stage where all the planning turns into action. Things get noisy. The professionals you have already engaged and been working with to produce the plans for the design vision can guide you into this stage, and may be involved during construction also if required.

Choosing a Builder
The Builder is the one who will execute on the vision. So, while a clear and detailed set of construction plans are vital to a successful project, the builder is the one who will perform the ‘surgery’ on your home.
Just as a surgeon must have certain skills and qualities to reassure the patient, plan the surgery procedure, and manage the surgery room - your builder must also be easy to work with, have a patient approach, and strong communication and management skills.

Ideally, your builder will be involved in a project as early as possible, including during the concept design stage of a project. So don’t be afraid to start meeting a few builders earlier rather than later. This will give you time to consider their past projects, their referrals or recommendations, their personality and people management skills as well.

Flexibility During ‘Surgery
Just as a surgeon may encounter unexpected issues during an operation, renovations can sometimes reveal surprises, such as previously hidden structural, electrical or plumbing problems - being flexible (trying not to freak out), trusting your team and having a some contingency worked into your budget will help you adapt to keep the project on track.

​

Jill is now on track to a full recovery, and is already feeling the benefits of the surgery. She is already feeling stronger, happier and healthier than before, and is aiming to compete in an upcoming national table tennis tournament! Although the surgery was something she wasn't particularly looking forward to, she is so happy that she did it, got through it, and can now enjoy the benefits every day.

Similarly, once your renovation is finished, you will have a transformed home tailored to your needs, lifestyle and goals. The journey may involve a lot of planning and patience, but the result will be worth it – a home that solves the immediate problems, design ‘friction points’, future needs, wants, and enhances and facilitates wellbeing, health and personal growth.
​
Could your home benefit from some 'renovation surgery’?
Contact us today to book a FREE design consultation to take the first step in improving your home life. Let’s design a home that solves your problems, that you will love for years to come.

​- Sam, QDH

So, you've decided to renovate or build a new home in Brisbane (or elsewhere), and you need house plans drawn up for it. The next logical question many people ask is whether to use an Architect, a Building Designer or a Draftsman to draw up your plans.

(If you're next question is "What's the difference?" then read our in depth article "What's the difference betwee an Architect, a Draftsman and a Building Designer?" or a more recent article "Should I use an Architect or a Building Designer?")

Put simply, in the home design sector of the building design industry, a draftsperson will often work (or freelance) for an Architect or a Building Designer to produce the necessary house plans for a home renovation or a new home. So for the sake of this article, we will be directly focusing on whether you should use an Architect or a Building Designer for your home design project.

Both professionals can design and draw house plans, and can both produce the necessary documentation to bring your home design vision to life. The right decision for the project's unique needs and budget cannot be overstated, as it can either make or break your build. 

​But what is the actual difference? Which is more expensive? Which gives better value? Which one will get you the best outcome for your project? By the end of this article, we promise you will have a better understanding of the differences so you can make an informed decision on which one is right for you. Or, just skip to the end of the article for the 8 questions that will help you decide!

The formal difference between an Architect and a Building Designer, at the base level, comes down to the level of tertiary education and licensing organisations that they are registered with.

An Architect's qualifications:
For someone to call themselves an Architect, they must have completed:

• a Masters of Architecture Degree (5-6 years usually), and
• 2 years of on-the-job experience, and
• have gone through the rigourous examination process with the architecture board, and
• then be registered as an architect with the architecture board (and re-register annually).

However, for many people that have completed a Bachelors or Masters Degree in Architecture but are not registered with an architecture board, it is illegal to call themselves an architect. Many practicing Building Designers out there may actually have completed architecture degrees, but never registered as an Architect, and therefore cannot call themselves an Architect at the risk of being sued by the board (who take this sort of thing VERY seriously!)

A Building Designer's qualifications:
For someone to call themselves a Building Designer, they must have completed the level of study specific to their state's licensing organisation. For instance, in Queensland, the QBCC is the licensing organisation and requires a Building Designer to be licensed, having completed: 

• a Diploma of Building Design, and
• a minimum or 2 years on-the-job experience, and
• must provide at least 3 written references from employers or contractors who can confirm their competency in the scope of work, and
• hold and maintain a level of Professional Indemnity Insurance to continue to be licensed.

​
As you can see, both careers have minimum qualifications and experience requirements, with the main difference being within the formal tertiary and examinations parts of the licensing requirements. (Side note: It is illegal for a Building Designer to use the word 'Architect or Architecture' to describe their services.)

So that's a quick summary of the official licensing differences. 
​But, if both produce house plans, how does that help you decide which is going to be best for your project?

What you Project Scope
Many people believe that an Architect is better suited to larger, more complex projects, whereas a Building Designer is more suited to simpler, more straight-forward projects. However, this argument has some nuance to it, and often comes down to the experience of the Architect or Building Designer.

So, before concluding that your project is just too big or small for a Building Designer or Architect respectively, we would recommend placing more weight on the relevant real-world experience and specialisation of the businesses you are choosing between. For instance, an Architect who has always worked in the commercial design and drafting space, may be qualified to produce plans for a residential project, but may not be the best fit for the project. Conversely, the same might apply to a Building Designer who has always worked in the residential space, but is being considered for a commercial building design.  

The simple answer is, consider the project scope, and do your own research on Architects and Building Designers that may have specialist experience in the field most relevant to your project, and that have a demonstrated history of projects that are most similar to your project goals.

Design Aesthetic & Personal Vision
Due to their higher level of tertiary training in creative, out of the box thinking, an Architect may be well suited to conceptualisation of high-impact, divisive, boldly designed buildings. So, if you are looking for an extreme level of creativity, especially for commercial buildings, an Architect may be the best suited to the job. However, there are many Building Designers that push the boundaries of creativity that rival even then most intensely creative Architects. 

However, what comes with high creativity and bold, attention-grabbing design, is often the personal ambition of the Architect or Building Designer. Why does this pose a challenge? Due to the personalisation of a building design conceptualised by the 'creator', if the personal vision of the client does not match the creative vision of the Architect or Building Designer, then the likelihood of the building being built dramatically reduces.

Consideration then, should be given to whether the Building Designer or Architect has a demonstrated history of meeting previous client's design outcome expectations, or not. This can often be obvious from hearing past client's experiences, and reading Google reviews which can be helpful, especially if this factor is mentioned frequently in reviews.*

*We recommend avoiding placing too much weight on Google reviews however, as this can often be a distortion the actual and current state of service of a business, and the majority of client outcomes, especially if the reviews are years old.

Local Knowledge & Regulations
There is no point designing something that won't get built. This point is quite simple. Local knowledge and experience with the local council (such as Brisbane City Council), state planning policies (such as the Queensland Development Code), and national regulations such as the National Construction Code, are crucial to a design outcome that has the highest likelihood of being approved by the relevant authorities.

This applies to either a Building Designer or an Architect.

Project Management & Contract Administration
Now we are getting to the nitty-gritty. Many Architects are engaged to oversee the entire build process. Commonly engaging the builder on your behalf, and sometimes making decisions on your behalf to keep things moving, so you don't have to. Building Designers may be able to provide this type of service also, but if a project requires it, an Architect is the most common professional to use. ​

Budget
Consider the budget for your project. Due to their higher level of tertiary education and examination process, Architect's can often be more (sometimes significantly more) expensive to engage for your project that a Building Designer. In saying that, many Building Designers may charge equal or sometimes even higher fees than some other Architects, due to their specialisation in a particular field. So it is not a blanket rule that Architects charge more than Building Designers, but it is expected and usual that you will pay more for an Architect than a Building Designer. 

Don't just choose on budget. Get the design and planning stage of the project wrong or not well-documented, and you will have nothing but stress and nightmares throughout your build... if it even gets to that point in the project's life. Large, complex projects really do benefit from a high level of documentation. (Some of our projects here at QDH here have over 100 pages of plans.) However, it may not make sense to spend 10% of your project's budget on plans, if it is a relatively simple project (eg. a 1 bedroom extension), that could be well-document with 20 carefully crafted pages of plans.

Apply common sense - choose a specialist professional in your project type, that is well-reviewed or recommended by others, and make sure the budget suits the project type and/or complexity.

Making the right decision for you can be challenging. However, when choosing between an Architect and  Building Designer, there is one question that continues to come up: Which one is right for YOUR PROJECT?

To make the right decision, we recommend you consider the following generalisation questions (remember each professional may differ in speciality, pricing and services offered):

1. What are my goals for the project?
2. How large and complex is my project?
3. Do I want to break news and social media headlines with the creative aesthetic of my project?
4. Do I have a clear picture in my mind of my vision for the project?
5. Do I want to say my home is 'architecturally designed'? (or a 'so-and-so-designed home?
6. Does the Architect or Building Designer I am considering have local knowledge of the project area?
7. Do I need the build to be project managed?
8. What is my overall budget for my project?

We know that by answering the above questions, the answer will present itself to you. We hope that has helped in your decision on whether to choose an Architect or a Building Designer for your project. If you have any more questions, please feel free to reach out to us to book in a free design consultation.

Sam-QDH
Director

​Matt & Kat(rina) bought their first home 2 years ago, having just scraped together enough cash for a deposit on their 3 bedroom Queenslander. Their 2-year old daughter Emma was growing fast and they are now trying for their second child.
 
Despite being grateful for getting into the market in such a difficult housing supply crisis, it is starting to become painfully obvious that the house is going to quickly become cramped with a 2nd little tacker running around. The house is probably large enough, but the use of space is remarkably inefficient. They feel like they are ‘living on top of each other’, and toys & ‘junk’ seem to accumulate on every available horizontal surface!
 
Matt says he could ‘live with it’, but Kat knows that the currently layout is just not going to work with the changes coming down the pipeline with the kids. Matt & Kat decided it was time to renovate.
 
In this article, we’ll explore some of the best value renovations for first home buyers and young families, and follow Matt & Kat’s journey to a comfortable, haven of a home to raise their children in.

​For a young family, home is a place where memories are children grow and memories are created. Apart from the sentimental, it is also the launching pad for life. Getting ready in the morning for each day of life in the big wide world, resting after accomplishing the days’ events, and entertaining close family and friends should be easy, not full of ‘friction points’ – a term we use frequently in our home design office. Our aim is to eliminate as many of the ‘friction points’ in a home as possible, starting with the biggest ones first.
 
A ‘friction point’ is easy to identify. It is a moment in time where you feel frustrated or annoyed while trying to perform some activity, because the activity is made more difficult by something about the home. (Example: 1 bathroom + family of four, all trying to get ready to go out at the same time. Elbow bumping = friction point.) Notice how you feel about it, and write it down.

For a young family, having an open plan Living, Kitchen & Dining area can solve a major problem of ‘disconnection’ between these crucially socially-connected rooms. It can also solve safety issues such as when mum or dad is in the Kitchen, and a child is the Living room. In an open plan design, the parent can cook dinner while also watching the child in the Living room.
 
The most common renovation is to remove the unnecessary walls between spaces. However, this needs careful design and structural considerations before just ‘knocking out the wall’.
 
Matt & Kat reached out to the home building design specialists, Queensland Designer Homes, knowing they needed a holistic approach to the design of their open plan living space. QDH listened to their needs, and offered tailored solutions to the friction points they expressed, and designed a set of custom renovation plans to address all the friction points in the home, starting with removing two walls that separated the Kitchen from the Living and the Dining spaces. Kat was excited about the extra light and visibility from the kitchen, and Matt loved the idea of being able to chat with Kat while enjoying a beverage on the couch after a long hard day of work.
 
Why this works: It reconnects the main social living spaces and makes connecting with the other people in your home not only a possibility, but a likely outcome. Which, in an age of disconnection, should be prioritized as the first value renovation to a family home.

For Matt & Kat, who both love to cook, the tired old kitchen just wasn’t cutting the mustard anymore. It was badly laid out, had limited storage, and was awkward for two people to work in and the doors were actually falling off the hinges.
 
Having removed the two walls separating the Kitchen from the rest of the home, this opened up new possibilities for a better Kitchen layout. Matt & Kat decided on a ‘galley’ kitchen design with an island bench and breakfast bar. Working with QDH, the layout of the kitchen was designed to maximise functionality down to the millimetre.
 
A Kitchen renovation is often the most expensive renovation of a single room in the home, however its value in the reduction of stress related to everyday and socialising activities can be in-valuable.
 
Why this works: The Kitchen is the hub of the home, and for a family, the Kitchen is more than just a food preparation space, it is a social space. For people who love cooking, a functional Kitchen can increase the pleasure of cooking, whereas a non-functional kitchen can increase stress and tension.

Matt works from home 1 day a week, and needs a productive space. Working on the lounge with the laptop is not only causing him to have a bad back, to even sit down, he needs to move at least 5 toys off the couch to sit down to work! He would rather work at the dining table, but that is covered with MORE stuff than the lounge so the lounge is the path of least resistance. He wishes they had as much storage in their previous 4 bedroom house which they rented for a few years before they bought this one.
 
There is a section of the hallway that the building designers identified that, with the changes being made to the kitchen would not only suit not only a full length hallway cupboard, but was also a great spot to install a cozy Study Nook. So not only do Kat & Matt now have an amazing size cupboard to store all of the toys, but now Matt has a dedicated space for him and his laptop to reside on his WFH days.
 
Why this works: Improving storage in the home could even be as important, if not more important to some, than a renovated kitchen.

Kat loves to have the ‘girls’ over at least once a week to chit-chat and to catch up. Their kids absolutely LOVE one another. This is great and all, but the ‘kid-noise’ level seems to go from a manageable 50% to an ear-crunching 500% when the kids all get together. This results in the girls having to either raise their voices above the cacophony of ‘Ella’s’ and ‘Ariel’s’ or plonk the kids down in front of the TV to watch their favourite Ella or Ariel animated movie.
 
Kat brings up this conundrum in the design consultation with QDH, and the solution, it seems, is to get the kids to play more outside in an entertaining area and/or backyard, thereby relegating inside chaos to a kid-safe outdoor space. In Kat & Matt’s case, the lower-cost immediate-fix option is to add some kid-safe play equipment to the backyard consisting of:

1. a trampoline (full enclosed with a net of course),
2. a sandpit next to a simple plastic durable outdoor cubby house with a door and a window, and
3. a swing-set with a slide on the side.

 
One of Matt’s must-have renovations was a decent sized deck where he could cook up a storm with his meat smoker BBQ. After a chat with QDH, it became clear that the Deck would make a great north-facing outdoor living area where Matt & Kat could watch the kids play in the yard.
 
Why this works: Outdoor spaces are crucial to connect to indoor spaces. They provide a place where mum & dad can survey the kids playing in the yard, but still be connected to the social zones inside the home, especially with the new glass bifold doors connecting the dining directly to the deck when open.

A second bathroom is, in some cases - depending on the number of family members sharing the bathroom - a more urgent and immediately important renovation than the kitchen or outdoor areas.
 
Currently, Matt & Kat only have the 1 child and 3 bedrooms. So, once the other renovations are complete, the second baby would have been born, and they can take their time to one day do the extension for the new bedroom, ensuite and robe. The house will be sufficient for a few years, and once the kids need separate bedrooms, then it would be the right time to build that extension.
 
Why this works: Adding a fourth bedroom not only adds significant value to the home, but expands the internal floor area and creates a true retreat space for mum and dad as the kids grow. Adding a master bedroom instead of just another standard bedroom provides the opportunity to add a second full bathroom (ensuite) to separate mum and dad’s bathroom, from the ‘kids’ bathroom, further adding to the ability to control the cleanliness of at least one bathroom in the home for some escape from chaos.

​They cut it close, but a few weeks after the first four renovations where completed, Kat & Matt welcomed a beautiful little boy into the world and their renovated family home. For now, the home refresh now provides enough space, plenty of storage, and connected social zones that they feel they can comfortably live like this for a very long time, with minimal remaining ‘friction points’.
 
Each home and family is unique, and of course this needs to be taken into account with each project. For young families like the fictional Steven’s family, renovations can be life changing.
 
When focusing on practical, high value return renovations and improvements such as:

1. Open-plan Living,
2. A renovated kitchen,
3. Smart storage solutions,
4. Safe & connected outdoor spaces; and a
5. Bedroom extension...

...first home buyers and all home renovators in fact will likely improve their homes value proportionate to their investment, increase their daily home environment, and reduce many friction points of the home.

​At Queensland Designer Homes, we specialise in helping families get the most out of their homes, and particularly the most bang-for-buck renovations. Whatever your renovations are, large or small, we can help bring your vision to life, or even give you a vision if you are not sure what is best for your home.
 
Book in a free design consultation on our Contact page today. Talk to you soon!
 
 
- Sam, QDH.

One of the most common questions I still get today (and for the last 20 years or so!) is "What is the difference between an Architect, a Building Designer, and a Draftsman (or draftsperson)?" ​

We've already written an article that covers this in detail, but in this article we will look at the bigger, more fundamentally motivated questions that this often stems from, which are:

• What does an architect do?
• What does a building designer do?
• Which one is cheaper?
• Which one will listen to our wants and needs more?; and, often the biggest concern...
• Will they design a custom home for us that is over our budget?

So many great questions! After reading this article, I know you will be much more confident on your choice moving forward with designing your dream home...

Architects, Building Designers, and Draftspersons all create plans for construction and council approval, but they differ mainly in their education, licensing, scope of services, and cost, with architects having the most formal education and highest costs, building designers being a more cost-effective and licensed alternative, and draftspeople typically working under architects or designers to finalize plans without needing formal education or licensing.

Understanding the key differences between Architects and Building Designers:

• Education - An architect will have usually completed a Bachelor Degree at university, and a building designer will have usually completed a Diploma or higher with a state-sponsored or private training company. 
• Licensing - An architect (in Australia) is registered and licensed through the Board of Architects Australia, and a Building Designer is usually licensed through their state building authority (such as the QBCC in Queensland, or the VBA in Victoria.) In some states, building designers are not required to be licensed.
• Design Approach and Style - Architects may focus on higher budget, unique residential and commercial building designs. A Building Designer is often engaged where practical, cost-effective solutions are required (from small to large budgets) with a high degree of focus on functionality and client needs.
• Cost and Budget Considerations -
  
  • Architects are usually more expensive due to their university training in architectural design. However, it would be a mistake to think that architects only do expensive projects, as many architects (especially when just starting out) may be engaged for reasonable fees. That point acknowledged, architects often prefer to be involved in projects down to the very last detail of the design and construction process, there can be ongoing engagement fees until the build is complete.
    
  • Building Designers can often offer a more budget-friendly, high-value option, especially if you are clear on your own vision for your project. However, it would be a mistake to think that building designers only do simple projects. One quick Instagram search of #buildingdesigner will show you that the field of building design encompasses some truly unique, special, and high-budget projects in both residential and commercial sectors.

An architect is often ideal for highly complex projects, super-high-end home or commercial building designs, giant multi-residential projects or when someone wants to say their home has been 'architecturally designed'. 

An architect's power and strength is not just in bringing unique and artistic license to the building design, they also come into their own when a high level of coordination and project management with the many various consultants (and even engaging and managing the builder themselves) is desired by the client.

​Architects may be engaged for smaller residential projects (under $500k), and many architects love this sector. However, the fee to value proposition (sometimes up to 10% of the build cost or higher) is sometimes harder to justify on these smaller projects, and for the architect to feel they are being adequately compensated in the value exchange between client and architect.

A Building Designer is often ideal when engaged as a specialist in the residential sector (new homes and renovations) where the design scope is often quite clear, where some artistic license is welcome, but where the project priorities are often driven by functionality, good design, and cost-effectiveness. Many building designers also handle commerical projects (even highly complex one), but there are many more building designers in the industry that focus their attention on home design.

Building designers may also offer the coordination of other consultants involved in the project (engineers, town planners, builders etc.) as we do, but many prefer to stay 'out of the middle' between the client and those consultants. So, if a client wants to coordinate all of the consultants in the project themselves, they will often choose a building designer. We recommend asking about this particular service offering when considering a building designer for your project.

Building  designers can be perfect for clients looking for a more personalised, approachable design process that delivers a very strong fee to value proposition for most projects. Often with design fees being anywhere between 1-5% of the project build cost. If you are interested in what your project building fees might look like, feel free to contact us for a free project fee proposal (click here).

In summary, Architects and Building Designers differ in a few ways, but both produce building plans for construction and council approval. They also differ in their tertiary education requirements and licensing, design approach and style, project management and service offerings, as well as cost.

Whether an architect or building designer is right for you will come down to two main factors:

1. What your project is (including its budget), and
2. What services you require from the architect or building designer.

We hope you feel more informed about the differences between an architect and a building designer. If you have more questions, read our other articles on this subject, and feel free to get in touch if you have any questions about this subject or the services we offer as Building Designers in Brisbane.

One sunny Saturday, after dropping the kids off at Nana & Poppy’s house, the couple visits a project builder display village. They are impressed by the beautiful display homes, large walk-in-robes and spacious bathrooms combined with the promise of affordability and quick build times. They could be living in their dream home in less than 6 months from now!
 
After browsing several hundred floor plan options, Jack and Sarah choose a design that seems to fit their budget and needs, feeling confident in their decision to move forward with a project home.
 
Understanding Project Homes
Project homes are generally new homes offered by large-volume new home builders. These builders may build hundreds, or even thousands of homes a year, often offering quick build times, streamlined processes, tempting ‘free’ inclusions, and thousands of floor plans which are all available online for genuinely excited families to find their perfect floor plan and builder.
 
What are the benefits of a Project Home Builder?

1. Lower upfront costs: The cost to get started down the road for a new project home can be significantly lower than that of a custom home.
2. Faster build times:  With a large range of tradespeople to choose from, they may offer faster build times, at a lower cost per square meter than a custom home builder.
3. Simplified decision-making with a range of pre-selected options: Just select from a set of pre-designed homes, identify the build site (or if it is a house and land package, the site may be pre-selected for you), sign the building contract and watch the process unfold before you.

 
What are the typical compromises of a volume home builder?

1. Limited customisation: Although some builders are bucking this trend, most volume builders charge a premium for design changes and personalisation.
2. Standard materials and finishes: Many builders will offer a standard set of materials and finishes that might not match personal taste, and in some cases, may look good upon installation, but may not stand the test of time.
3. Less flexibility in layout adjustments: Although there are more floor plans than you can poke a stick at to choose from, it is rare to find a layout that suits every family’s needs or wants. Often, floor plans are pre-designed in such a way to maximise the efficiency of material and labour usage, which is great, but may result in a simple ‘no you can’t do that’ from your company contact that you are dealing with (who may actually be a sales rep, and not the person actually drafting your plans.)

 
Jack and Sarah’s Realisation: The Hidden Compromises
Despite the initial excitement, Jack and Sarah begin to notice limitations as they dive deeper into the planning stage of their project home builder experience.

1. The kitchen layout is not ideal for her love of cooking. She just can’t see how she can cook for her family PLUS all of the family for all the annual ‘Big Family Events!’
2. Having chosen a house and land package, which seemed like the simplest option, has resulted in a reduced choice of sites. The only available site left at the new estate was smaller than they envisioned. In Jack’s words: “doable”, but not really suitable for their kids and their dog.
3. They have also noticed that storage space is lacking in the design, but agree that one bay of the small double garage could be used as storage, (as Jack’s ute might not fit under the garage door height anyway) and a garden shed might work, if the site wasn’t already smaller than ideal. However, remembering he was told that a custom home is more expensive, Jack is still keen to push ahead.

 
Although subtly discussed, they notice how every small change they request comes with a significant design change price tag, but worse, a more-than-expected change to the contract build price, pushing them closer to their budget limit.
 
Unfortunately, Jack and Sarah start feeling like they’re ‘settling’ for a home that doesn’t quite meet their vision, causing some sleepless nights, frustration, and second thoughts about their biggest ever investment. At this point, Sarah starts researching a little more about custom home designs.
 
Introduction to Custom Homes:
A custom home design is a fully bespoke home designed to meet the specific needs and personal preferences of the homeowner. This usually involves the homeowners finding a block of land they love and building a home they love on it.
 
What are the benefits of a custom-designed home?

1. Total control over the design and layout: With no one else pulling the strings, the home is designed around the site and client’s family. Often using inspiration images the family has agreed that they love, a design is developed in collaboration with the client to design their actual dream home.
2. Wider building material choices: Guided by an experienced and up-to-date custom home designer, such as an architect or building designer, material choices become easier to specify in the design from the start, guided by the intended design outcomes, budget, and tailored to the specific style the client loves.
3. Long-term satisfaction: The ‘need to move’ is no longer present after their custom home has been completed because they planned for the future needs of their growing kids with a custom home design.

 
Considerations:

1. A custom home design typically costs more than a project home, and may have a longer build timeframe.
2. Although guided by experienced professionals, there is usually more involvement required in the planning and design stages, with more options available, and therefore more choices to make.

                                                                                            
The Turning Point: Jack and Sarah’s Decision to Go Custom
Just before signing the contract, in a moment of clarify, Jack and Sarah take a step back to reassess. They realise they’re not as excited as they once were about the house as it stands, as it just feels like a compromise they would be ‘settling for’. They found that they were already talking about their ‘next house’ where all the compromises in the project home were solved.
 
Sarah explains the research she has done around how to go about starting down the custom home design route, including all the pro’s and con’s. They decide that investing in a custom home is worth it for a home and spaces that truly meets their family’s needs and desires. It was a hard conversation, but they both felt more comfortable with that, knowing that their home will be uniquely theirs.
 
Custom Home vs. Project Home: What’s Right for You?
Factors to consider:

1. Budget constraints: A project home might be right for you, if keeping the build cost to as low as possible is the top priority.
2. Personalisation needs: A custom home might be right for you and your family, if specific needs and a unique, tailored home vision are essential to you. Other factors like designing for energy efficiency, a wide design & material selection, designing the home to respond to the site orientation and topography.
3. Fulfillment and Contentment: Custom homes can offer greater contentment as they’re designed around you, your family, and your lifestyle.

 
We encourage you to set aside some time to talk, and reflect on what matters most to you – whether it’s budget, design control, or personal connection to the space that you’ve been involved in creating.
 
The Reward of Investing in Your Dream Home
Jack and Sarah’s journey continued. They found a great rear-to-the-north site, large enough for the kids, their friends and the dog. They’re now working with a building designer to bring their dream home to life. To get started, they brought some inspo pics from homes that they absolutely love, and a list of rooms they need with minimum sizes they need for each room, and most importantly, their maximum budget.

Now that they’re working through the design development process, and they now feel that their investment will be worth every minute. Although there are a lot more decisions to make, they feel much more connected to the design, and each decision is kind of exciting anyway, as they are talking about their own future home life.
 
Now, what about you?
If Jack and Sarah’s story resonates with you in any way, we encourage you to explore the custom home design options available to you with us, to ensure that you don’t ‘settle’ for less than what you and your family deserve.

While a project home can be a great option for some, a custom home allows you to truly create the space you’ve always dreamed of, to your budget, without major compromise.
 
The First Step on Your Journey...
Click here to book either a no-obligation, FREE 15min Design Discovery Meeting, OR book a 1hr design consultation at a time and place convenient for you, to fully flesh out your situation and help you decide what might be the best way forward for you.

What are the pro’s and con’s of a raise and build under?
Pro’s:

• Design transformation - Where you are building underneath the footprint of the existing (now raised) home, a new building storey underneath can be built, making a once single storey home into a two-storey home.
• No roofing cost – There is no roofing cost, as no extra roof is being added, unless an extension is also added,
• No additional site cover is added - This works really well on small lots (under 450m2) where there is a maximum site cover percentage that you cannot exceed (most often, 50%),
• Character homes - Where character homes are protected (particularly lightweight weatherboard style homes), most council’s will not allow a character home to be demolished or moved, but may allow a home to be raised and built under. This is great if you love the character of your home, and are happy with the location of it, but really need extra space.
• Get better views – The higher you are, the better the views. You might have a great view, if the upper level of the home was higher than it is now. What views could you have?
• Government incentives - There may be government incentives in some areas to assist with the cost of raising the home. In some cases, there may even be no direct cost to the home owner (such as in some flood-prone areas). Check with your council to see if there are any incentives or funding available to apply for.

Con’s

• Cost of the raise itself - The cost of the raise itself does not net you any more finished internal space in itself - You can’t call it dead money, but we would more realistically call it a necessary gateway expense to open up the possibilities to build under the home, which possibility wouldn’t exist without raising the home high enough to enable this option.
• Additional time – Renovations are disruptive to your everyday routine. It is just the nature of the beast. A raise can add more time to a renovation project.
• Staging the build can be complex – Although a raise and build under can be ‘staged’ in terms of building one section first, then waiting a few years for more funds, then doing the rest, if you are wanting to live in the home during the ‘waiting’ period, there will some significant compromises to your lifestyle, and services available in the home during that time. If you would like to know more about this point, please get in touch, as it can be highly project specific. The design itself may dictate whether you can actually stage the raise and build under or not. That’s where we can help.

There are many pro’s and con’s to a raise and build under, but there is one thing that can make the decision for you, and that’s …money.


How much does a raise and build under renovation cost?
You’re not going to like this, but how long is a piece of string? Renovations are all different to each other and every project has its own parameters that significantly sway the project build cost.

Factors that may influence the total build cost can include:

• Suitability of the home to be raised,
• Type and quality of the soil on the site,
• Whether the site flat or sloping,
• How much retaining work might be needed,
• Building height restrictions,
• Town planning constraints – particularly around character homes,
• Whether the ground floor is on a concrete slab or floor frame, and more.

What we can tell you, is that if you are looking for the cheapest renovation option, then this type of project is NOT for you. During the recent building price hikes, we have seen the cost of a raise and build under increase by an average of 40-50% between 2020-2024. If you’re budget is under $500,000k then we would encourage you to look at other options like an extension, or even a knock-down build new in some cases.

In our experience, most raise and build under projects don’t see a builder quote that is less than $750,000, and we frequently see projects come in at over $1m (usually only where extensions are also added). The numbers here may shock you, but be assured, they also shock us, and likely even the builders that are quoting the project. The recent material and labour cost increases have had a significant impact on project build cost. The good news is that we do this every day, and can guide you to a great renovation outcome by knowing from the start the target build budget we are working with for your project.


Should I just knock down and build a new home?
This is an excellent question that used to have a different answer.

In Brisbane prior to 2020, the answer was often ‘No’, as it was often a better cost outcome to raise and build under than to build the equivalent new two-storey home. However, as building costs have increased, particularly labour costs, this has pushed the price of a raise and build under renovation into new home territory.

To answer this question fully however, we need to ask you 3 questions:
1) Is the current existing home under any character, demolition or heritage controls?
If YES - it is likely you cannot demolish the home or even move the existing home to another site. So, if you would like to renovate, then a raise and build under becomes one of your only major renovation options.
If NO - the knock-down, build new option remains on the table.  

2) Will it cost more to knock-down and build a new home, or will it cost more to do a raise and build under? 
This often depends whether the new home is being built by a project builder (such as the high-volume project builders we all see frequent advertising about), or whether the home will be custom designed and built by a custom home builder. Tip: Usually, the custom home will cost more to build.  

The only way to answer this with full confidence, is to have plans designed and drafted for both options. Builders can then provide quotes for both options, and you can make the final call based on budget if that is the highest constraint for the project (which is most often the case).

3) Time & Inconvenience. Which option offers the least disruption to your life?
There is no doubt that, whether it is a new home or a renovation you are doing, there will be some kind of disruption to your normal life routine. Some families and lifestyles may be positioned to handle that disruption better than others. Factoring in the time-frame of the build can be a very helpful gauge on this also. Particularly in considering additional external costs such as renting somewhere else for the duration of the build.  

Generally, new home builds are quicker to build than a full-scale raise and build under. This might mean you can get into your finished home quicker.


Do I need a building approval for a raise and build under renovation?
Yes. We can’t think of any scenario where a building and/or development approval would not be required. This usually involves the design and drafting of building design plans, engineering plans, and engaging the services of qualified professionals to ensure the project gets the approval stamp, and the build goes smoothly.


What is the first step to starting a raise and build under renovation?
This first step in the process is to engage the right people. In the case of a renovation, you will want to first speak to a Building Designer (or architect) that is experienced and even specialises in raise and build under projects.

In any project, the best way to get things done (with the least stress) is to engage the right people with the right skills. This ensures that you are guided and supported by experienced professionals all along the journey that have a broad understanding of the entirety of the project itself, your desired outcomes, and can provide the right help at the right time.
​
 
Summary
Deciding whether a raise and build under is right for you can depend on many factors, but there is one factor that never changes - You need the right people on your project team.

We specialise in the design and drafting of successful raise and build under projects. Especially within Queensland, and particularly Brisbane and the Gold Coast, and every project and client is unique and special to us.

If you are considering a raise and build under for you and your home, please have a look through our Project Gallery for project examples first, then please make an enquiry with us for a FREE 15min design consultation over the phone or videoconference to discuss your project and answer all your questions.

Stay and Renovate, Move, or Build a New Home?
​
Deciding whether to stay and renovate your current home, move to a different one, or build a new house can be quite a difficult decision that involves a wide variety of factors.

As a building designer that specialises in working with families to come to a conclusion on this exact question, and then designing a home with them, I often encounter clients grappling with this difficult (and sometimes stressful!) choice.

This article aims to provide a comprehensive general guide to help you make an informed decision that best suits your needs and circumstances.

Evaluating Your Current Home
Before making any decisions, it’s crucial to evaluate your current home. Consider the following.

Current Home Condition: First of all, assessing the current home’s condition is crucially important. This will help you decide if the current home is worth saving, or whether to restore it might require significant cost-input. Have a builder (and engineer ideally) assess the foundation, roof, plumbing, electrical systems, and overall condition of your home. If your home requires extensive repairs, renovating might become a costly endeavor.

Location: Evaluate the neighborhood, proximity to work, schools, amenities, and overall quality of life. If you love your location, staying and renovating (or knocking down and building new) might be more appealing.

Space and Layout: Consider if your current home meets your space requirements. If you at this junction, it probable doesn’t meet your current needs. Sometimes, the layout can be reconfigured to better suit your needs without over capitalising on the home for your area.

Emotional Attachment or Character/Heritage restrictions: Emotional ties to your home and neighborhood play a significant role in helping you decide. If you have strong sentimental attachments, renovating might be preferable. If there are specific character controls (such as Brisbane City’s Traditional Building Character Overlay, or pre-1946/1911 character controls, Heritage listing or neighbourhood plans) might dictate what you can do to the home itself.
 

Renovating Your Current Home
Renovating can be an excellent way to breathe new life into your home. Here are some advantages and considerations:

Advantages:
Cost-Effective: Renovations can often be more affordable than building a new house or moving, especially if the changes are more aesthetic than structural.

Customization: You have the opportunity to design your space to fit your exact needs and preferences, increasing the home’s value in the process.

Familiarity: You stay in a familiar neighborhood with established relationships and routines.

Avoiding Moving Hassles: Renovations eliminate the stress and expense associated with moving.

Considerations:
Budget Management: Renovation costs can escalate quickly if unexpected issues arise or the home renovations required are so extensive that there is little left of the original home. It is crucial to have a well-defined budget and contingency part of the budget also.

Temporary Relocation: Depending on the extent of the renovation, you might need temporary accommodation, having to rent a nearby apartment or house, which, in today’s competitive rental market, can add to the cost and inconvenience.

Regulatory Approvals: Major renovations might require town planning approvals and building approvals depending on project scope, which can be time and money-consuming.
 
Moving to a Different House
Moving to a different house offers a fresh start and the possibility of finding a home that better fits your needs. Here are some pros and cons:

Advantages:
Immediate Solution: Moving allows you to quickly address your space and lifestyle requirements without undertaking the renovation process.

Modern Amenities: If the home is a newer home than your current home, it may offer modern amenities, energy efficiency, and advanced technology that might be difficult to integrate into an older home.

New Neighborhood: Moving can place you in a better location, closer to work, schools, or other desired people and places.

Considerations:
Financial Costs: Moving involves costs such as realtor fees, closing costs, and the expense of physically moving your belongings.

Emotional Impact: Leaving a familiar environment and community can be emotionally challenging.

Market Conditions: The current state of the real estate market, whether it favours buyers or sellers, supply etc) can impact the feasibility of selling your current home and finding a suitable new one within your budget.
 

Building a New House
Building a new house is an exciting yet complex endeavor that offers complete control over the design and features. Here are some aspects to consider:

Advantages:
Personal Customization: You can design a home that perfectly suits your lifestyle, preferences, and needs in a style that suits your family. You can quite literally design the home of your dreams.

Energy Efficiency & Modern Materials: New homes can be built with the latest energy-efficient technologies and more modern building materials, potentially reducing long-term utility bills and giving the home a more pleasant thermal outcome year-round.

Low Maintenance: A new home typically requires less maintenance and comes with warranties on various parts of the build, usually including a 10 year builders warranty (in Australia).

Considerations:
Higher Initial Costs: Building a new home can be more expensive upfront compared to minor renovations or buying an existing home.

Time-Consuming: The process of designing and constructing a new home is time-consuming and requires patience and thorough planning, and many decisions. Our tried and true design process focuses on personally guiding you through this sometimes daunting process step-by-step until we hand you over to your chosen builder.

Land Acquisition: Finding and purchasing a suitable plot of land can be challenging and expensive.
 

Making the Decision
To make an informed decision, consider the following steps:
List Your Priorities: Identify what matters most to you and your family, such as space, location, budget, and lifestyle.

Financial Analysis: Conduct a detailed financial analysis comparing the costs of renovating, moving, and building new. Factor in both short-term and long-term expenses. We can help with this analysis in a no-obligation general design consultation.

Consider the Future: Think about your long-term plans. How will each option impact your family’s needs in the coming years?

Assess the Market: Evaluate the current real estate market conditions. It might influence the decision to sell, buy, or build.

Consult Professionals: Seek advice from building designers, builders, real estate agents, and financial advisors. They can provide valuable insights and help you understand the feasibility of each option, and help you evaluate both the short-term and long-term feasibility of each decision for your own family.
 

Conclusion
Deciding whether to stay and renovate, move, or build a new home is a multifaceted decision that requires careful consideration of various factors. Each option has its unique benefits and challenges. By evaluating your current situation, prioritizing your needs, and seeking professional advice, you can make a decision that aligns with your financial position, lifestyle preferences, and long-term goals.

Whether you choose to renovate your existing home, move to a new one, or embark on the journey of building a custom house, the ultimate goal is to create a living space that brings you comfort, satisfaction, and joy for years to come.

How can we help you?
Making the right decision can be daunting, but speaking with professionals in their fields can take the guess-work out of it for you, and make the decision much clearer. We have these conversations more often than you would think with our clients, and have standard and personalised questions that we ask in our design consultations that can help guide your decision.

Get in touch with us today for a FREE 15min phone or Teams/Zoom consultation, or if you’re in South-east Queensland we can visit you at your home for a no-obligation design consultation.

Disclaimer: This blog article is written general in nature and does not consider your personal circumstances. Before making any decisions, professional advice that considers your own personal circumstances should be sought.