MEDIA RELEASE:
Queensland Designer Homes (QDH) of Brisbane, QLD 
Awarded Best of Houzz 2024
 
Annual award highlights home renovation and design professionals with top ratings and most popular designs among the global Houzz community.
 
Brisbane, 22 February, 2024 – Queensland Designer Homes of Brisbane has won a “Best of Houzz” award for Customer Service on Houzz®, the leading platform for home renovation and design, including the all-in-one software solution for industry professionals. The leading building design firm, that specialises in home renovation design was chosen by homeowners that comprise the Houzz community from among more than 3 million active home building, renovation and design industry professionals.
 
Best of Houzz awards are given annually, in three categories: Design, Customer Service and Photography. Customer Service honours are based on several factors, including a pro's overall rating on Houzz and client reviews submitted in 2023. 

“Sam Davies, Managing Director of QDH noted - "As this marks the seventh year this award has been bestowed upon us, we couldn't be more grateful to our clients for their continued support. Our aim is to continue delivering our high level of service for all our loyal clients, many whom we have served not just once by multiple times over multiple projects, as well as their various family members! Thank you Houzz, and thank you to our wonderful clients." 

“Best of Houzz 2024” badges appear on winners’ profiles as a sign of their commitment to excellence. These badges help the more than 65 million homeowners and home design enthusiasts on Houzz to identify popular and top-rated home professionals for their projects.
 
“The Best of Houzz awards serve as a symbol of trust and validation among homeowners seeking top-notch professionals," said Liza Hausman, vice president of Industry Marketing for Houzz. “This year’s winners represent some of the most talented and customer-focused professionals in our industry – many of whom are using Houzz Pro to enhance their services –  and we are extremely pleased to give them this recognition”
 
You can see more of Queensland Designer Homes’ work at www.houzz.com.au/pro/qdhomes/queensland-designer-homes.

About Queensland Designer Homes (QDH):
QDH specialises in building design & project documentation for custom one-off new homes and renovations, and is a recognised industry name amongst home-owners and builders alike across Brisbane, Queensland. QDH offers what many don't - Personal customer service, proven luxury home design experience across almost two decades, efficient and detailed documentation delivery, and all at a reasonable investment for the most important stage of your project - design. Get in touch with us for a quote on your next home design project.

About Houzz:
Houzz is the leading platform for home renovation and design, providing an all-in-one software solution for industry professionals and tools for homeowners to update their homes from start to finish. Using Houzz, people can find ideas and inspiration, hire professionals, and get advice for their projects. Houzz Pro (houzz.com.au/pro) provides home industry professionals with a business management and marketing SaaS solution that helps them to win projects, collaborate with clients and teams, and run their business efficiently and profitably. The Houzz community is made up of millions of homeowners, home design enthusiasts and home improvement professionals around the world. Houzz is available on the web and as a top-rated mobile app. For more information, visit houzz.com.au. Houzz is a registered trademark of Houzz Inc. worldwide.

​Designing and building a home can be an exciting process, but it can also come with its fair share of challenges. Whether you're a first-time homebuilder, an experienced builder or tradesperson, it's essential to know what not to do when designing and building a home. Here are some common mistakes to avoid.

1. Neglecting to plan ahead
One of the biggest mistakes people make when designing and building a home is neglecting to plan ahead. This can result in unexpected expenses and delays in the construction process. Take the time to work with a professional building designer or architect to create a detailed plan, set the budget, and make a timeline before you start building. This will help you stay on track and avoid costly mistakes.

2. Skimping on materials
While it may be tempting to cut costs by using cheaper materials, this can result in a lower-quality home that may require frequent repairs and replacements. Invest in quality materials that are durable and long-lasting, even if it means spending a little more upfront. This will save you money (and stress!) in the long run.

3. Not considering energy efficiency
Many people overlook the importance of energy efficiency when designing and building a home. However, incorporating features like proper insulation, high-efficiency windows, and energy-saving appliances can greatly reduce your energy bills and help you live more comfortably. In most countries, including Australia, the building codes require new homes and many types of renovations to meet minimum energy efficiency standards. Keep in mind these are 'minimum' requirements, so you may wish to go the extra mile for more comfort and energy consumption reduction.

4. Ignoring zoning laws and town planning regulations
Before you start designing and building your home, make sure you are aware of the local zoning laws and regulations. Failing to follow these rules can result in penalties, fines, and even the need to tear down the structure. Especially problematic is when home owners jump ahead and start building structures, without seeking any design, engineering, or approvals. Worse still, is when licensed tradespersons taking on these projects, knowing full well that a project may require a building/development approval, and putting their own license and credibility on the line. Do your research and ensure that your building work has adequate construction detailing, has the necessary approvals, and complies with all local regulations. Check with your local council or building certifier to check what your project requires.

5. Overlooking accessibility needs
If you or anyone in your household has mobility or accessibility needs, it's essential to take these into consideration when designing and building your home. Make sure that the layout is functional and accessible for everyone who will be living in the home. From 1 May 2023, the National Construction Code is incorporating new MANDATORY accessibility measures and requirements into every new home. Check your designer is up to speed with these latest requirements, and ensure you plan for the future if this is your 'forever' home.

6. Underestimating the cost of labor
Labor is a significant part of the cost of building a home, and many people underestimate the cost. Make sure you budget for labor and factor it into your overall cost estimates, and even allow an additional amount to ensure you are not skin-tight on the budget if anything blows out for any reason.

Useful budgeting tool: For a cool, simple home-owner aimed design and construct budget estimation tool, check out www.b4ubuild.com.au. It uses the most up to date construction estimation algorithms (Australia based) to give you a good idea of cost before even contacting any professionals or builders.

7. Failing to hire a professional
Building a home is a complex process that requires expertise and attention to detail. Don't attempt to build a home on your own or hire unlicensed contractors. Hire a professional builder, contractor or tradesperson who has the experience and knowledge to get the job done right.

8. Ignoring the impact of the environment
When designing and building a home, it's essential to consider the impact it will have on the environment. Incorporate environmentally-friendly features like green roofing, low-energy consuming lights and plumbing fixtures, and solar panels to minimize the home's environmental impact, and increase independence from the grid to the level you feel comfortable with.

9. Not allowing for enough storage
Many people overlook the importance of storage when designing and building a home. Make sure you allow for enough storage space in your plans, as it will help keep your home organized and clutter-free.

10. Overcomplicating the design
While it may be tempting to add unique and elaborate features to your home, keep in mind that simpler designs are often more practical and cost-effective. Focus on creating a functional and comfortable home that meets your needs and fits your budget. This is one of the things a competant and experienced building designer can help you with.

In conclusion, designing and building a home can be a complex and challenging process, but with the right planning and preparation, it can also be an exciting and rewarding experience. Avoid the common mistakes outlined above, and you'll be well on your way to creating a home that you will love for years to come.

Need design advice or help? Get in touch with us today to see how we can help you design your ideal home!

NEW QLD LEGISLATION for granny flats allows greater investment income for your property!
But how exactly can you build a 'mini-home' (aka: granny flat) for (possibly) $0 in 3 years!?

Well, it's (almost) that simple. Let us explain how to get there.

Why should home owners and investors care about the new legislation for Granny Flats?
On Mon 26th Sept 2022, new (temporary) legislation came into effect by the Queensland Government that allows for granny flats (secondary dwellings) to be rented out to those other than those within your own household (as per the old legislation). Why is this of interest to every Qld home owner?

Because this means that you may now have an investment property right on your own current property! If you were thinking of or planning to buy an investment unit or home, you can now enter property investment market for the minimum possible $ outlay of the cost of a granny flat!

Qld Government Legislation changes for Granny Flats:
The reason given by Qld Gov for this change is: "To provide people with more access to housing options, restrictions on who can live in secondary dwellings will no longer apply across Queensland and will enable homeowners to rent out secondary dwellings, such as granny flats, to anyone." * 
​
They also clarify this change with a little more detail:
"Any new secondary dwelling will be able to be rented to anyone, regardless of whether they are related to the occupants of the primary dwelling. This means more options for renters, and provides the opportunity for owners to receive additional income from renting their secondary dwelling.

For any new secondary dwelling, you will still need to speak with your council to understand if you need development approval for a secondary dwelling as this has not changed.

Any new secondary dwelling will still require building approval.​" * 

How to own an investment property for FREE! (basically)
So, let's get to the best part. How to own an investment property for (pretty much) $0?

Consider this (excuse the simplistic Grade 1 math for the sake of the conceptualisation):

• You invest $55,000 (a designer granny flat for your property designed by us), into a studio-style or one-bedroom granny flat in your backyard in a prime location - for example, you may be within 5kms of Brisbane City CBD, close to a university, college or large shopping center/transport network etc. (A highly specific example we know but stay with us...)
• You rent this out to a single professional, young/down-sizing couple or small family for say $350/wk, over the next 3 years (that the legislation applies for),
• $ Outlay (cost to you) = $55k,
• $ Income (from rent) = $54.6k.
• OR, Build a two-bedroom mini-home with Patio and Carport and its basically a small house, resulting in an even stronger rental return/week, resulting in proportionally even better ROI (return on investment) per m2 than the studio/1bed option!
• After this initial investment and 3 years or more leasing it out, the granny flat will eventually pay for itself, and you can choose to either continue to rent it out, use it for your own studio, growing teenage kids recreation space, or a fancy home office.
• In our opinion, this could beat buying a 3 bed investment home in the 'burbs, renting for the same price, but has you pouring cash out with rates, utilities, building maintenance, property management fees etc...

Hang on a minute! What happens after the 3 years?
Now, you may be thinking, this legislation relaxation only applies for next 3 years. What happens after that? Good question. Well, the way we see it, the Queensland Government has 3 options:

1. Force property owners to kick tenants out of their affordable accomodation if they are not members of the same household as the main house,  OR
2. Give a 'grace period' for tenants that are not members of the same household to move out, OR
3. Extend the relaxation of the rule, or make it into permanent state legislation.

We don't think that option 1 or 2 would be in the best assumed personal interests of political self-preservation, therefore we believe option 3 may be the most likely option (don't hold us to it though, government has proven to be mighty unpredictable at times!).

What you must know
After consulting over the phone with a representative of Brisbane City Council's (BCC) Town Planning & Development department, we were informed that, although the new legislation has been announced and instituted by the Queensland Government at the state level, the change must be announced and instituted by each local government. Until then, the current planning legislation still applies for Brisbane. Although some Qld council's have already implemented the change so we strongly believe it is imminent.

Nothing to date has been announced from BCC in regards to the adoption of the new relaxation of legislation that we are aware of, however we are waiting with bated breath for an announcement (or quiet adoption) from BCC, and we will update this article when it is announced and instituted. Other councils' may have already introduced this legislation to their policies (eg. Sunshine Coast City Council). Contact your local council to check if they have incorporated this into their planning yet or not.

What else should you think about?

• Other approvals may be required for your specific property and planning constraints.
• Rates changes may apply depending on your local council. Contact them for info on this.
• Other building code requirements may also need to be met (fire-separation, sound transmission etc.)
• Check with your building certifier or town planner if your property is eligible to build a secondary dwelling and what approvals will be required for your property. We can refer you to a professional if necessary or arrange this for you if you are engaged with us for your design.
• Current building supply shortages and increased building and labour costs are not yet losing momentum, so keep that in mind also.

Does QDH offer 'design-and-build' services for Granny Flats & Mini-Homes?
​We are building designers, so we design, plan and document your custom project with you. We have our previous projects plus a number of in-house QDH designer mini-homes for initial inspiration or a straight-up design solution for your convenience. We regularly partner with some fantastic custom new home and specialist renovation builders if it is a 'design-and-build' service you need. Just ask us about this service and we can explain what the 'design-and-construct' process looks like.

We also specialise in creating one-off, custom design solutions that fit you and your property's exact needs. So, whether it is a small lot, steep sloping site, build-over-sewer or any other challenges, we accept the challenge.

What you can do now
This may be one of the greatest investment opportunities for Queensland home owners in recent history. Just be aware that in some Qld council's, including Brisbane, the legislation change is not yet officially in play, however we expect it to be instituted in the near future. We will update this article when that occurs.

So, if you are considering entering the investment property market and you own your own home with some land, there are strong reasons why you may consider adding a granny flat to your property and investment planning  now or in the near future.

If you have any questions, please send us an email. We'd love to hear from you. Or leave a comment below to let us know what you think about this!


Other sources for further information:
Qld Government Announcement
Master Builders Queensland media release

Local SEQ Council Granny Flat information:
Brisbane City Council Granny Flat Guidelines 
​Gold Coast City Plan (secondary dwellings)
Moreton Bay Regional Council Secondary Dwellings Info Sheet
Sunshine Coast Council - Secondary Dwelling Info Sheet (pdf) - SCC seems to be the only council in SEQ to have already incorporated this change into their information sheets and legislation. See the pdf for details.

Disclaimer: This article is written general in nature and does not constitute financial advice or take into account your individual circumstances. Consult with your accountant and/or financial planner, local government, town planner, building certifier and or other relevant consultants to professinal advice for your specific circumstances.

Put simply, in Queensland:
a DA is a Development Approval - Occasionally required.
A local/state/federal authorities approval for a project that breaches one or more requirements of the city/state/federal plans. The project is individually assessed, and approved if no overwhelming objections are determined or received.

a BA is a Building Approval - Required on most building projects.
An approval issued for the construction of a project by a building certifier.

BUILDING APPROVALS:
In Queensland, the majority of building projects require a Building Approval (BA) prior to commencing construction. A Building Certifier is the person that issues this approval for construction. All required plans are submitted to him for assessment first, and if the project ticks all the boxes against the building code, local city plan and state authority legislation, he issues this approval, and then the builder can start building.

In some cases, where the proposed project does not immediately comply with one or more requirements (aka 'acceptable solutions') of the city plan, or state/federal authority legislation, the project is then required to  be submitted to that authority for further, individual assessment by that authority. This type of approval is called a Development Approval (DA). 

​A BA is assessed mostly against the NCC - the National Construction Code - which the DA is not assessed against. That's the Building Certifiers job.

Typical example requiring a BA:
Your designer has produced a great design that ticks all the city plan's boxes for property boundary setbacks, building heights, site cover, character codes and more.  You submit the building design plans, engineering plans and any other documents to a private Building Certifier (some councils have building certifiers in-house so you can submit directly to council for a BA. Not Brisbane) and he issues a BA so you can start construction immediately!

DEVELOPMENT APPROVAL:
A DA is required for judgement to be passed on whether a project will be acceptable to the local community and how much of an impact it will have on the local area. This is heavily assessed against compliance with the authorities plan (such as a local council city plan).

Just because your DA is approved, doesn't mean you automatically can start building. No. A project that has successfully had a DA issued for it, will then be required to obtain a Building Approval to actually commence construction also. 

A DA is assessed against the city plan and other planning authority requirements.

Typical example requiring a DA:
Your project design is amazing! The only thing is, it needs to be 10m above NGL for the design to work perfectly. In the majority of Brisbane, QLD - Brisbane City Council's City Plan 2014 allows for a maximum building height of 9.5m above natural ground level (NGL). This doesn't necessarily mean that you can't build it, you just have to submit the project plans to council with a development application to have it individually assesssed by council and for public comment. You submit the plans to council through a private town planner (in Brisbane at least. Some councils have their own town planners so you can submit directly to council), and 

The application is publicly listed so other home owners can have their say in the project too. So, is there a chance that the project won't be approved? Yes. But in most cases, a good designer would have been working with a town planner early on to produce a design that, even though it goes beyond the acceptable solutions of the city plan, has a high likelihood of the DA being approved by council.

WHEN DO YOU NEED BOTH?
Whenever a DA is required, you will also need a BA in order to construct the project.

Fun topic! Not particularly. But it is an important piece of knowledge to understand before starting your dream project. Happy designing!

​Sam, QDH.

Yep, that's right!
Just a quick block post to let you know that we have been working hard to get through our latest heavy workload and we are getting closer to the end of it.

We are now considering taking on new projects of an estimated build value of $300k or more.

If you have any questions, or you are unsure of your estimated project value, please don't hesitate to get in touch with us to have a chat about your project.