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

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.

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.

Sooo... you've had QDH design an amazing new home for your shiny new Brisbane home-to-be! Congratulations! We've loved working with you! Now it's time to find a builder to turn paper into that new frame around your life.

Throughout the design process we would have encouraged you to start talking to builders that seem to meet your criteria for your project. We have probably also already referred some great builders to you we have worked with in the past. But how do you who is the best Brisbane builder for you? Let's crack on with it then.

1. Find a builder who has completed projects similar to yours, and comes highly recommended.
Builders who have a few of your size project under their belts can often be a good choice because they know the challenges of your type and size of project. They will be able to fore-warn you of potential unexpected 'events' or expenses that can occur during a build of your type, and lead the way confidently during the build.

This is not to say that a hungry, ambitious young builder won't do a great job of your build. In fact, a builder that is keen to expand his portfolio of projects under his belt will often take even MORE care to get things 100% right for you, because great future projects similar to yours are at stake for him. Just make sure to talk to some of the previous clients he has worked with if possible and ask them about their experience with him (or her!). If you can talk to previous clients of his, ask them all about the builder's methods, communication and core principles by which he runs his business.

2. Make sure he is a good communicator, but also really listens to you when you speak.
Communication is the key to most successful and happy relationships. There is nothing worse than a 'know-it-all' builder that tells YOU how it is and doesn't listen to you, cuts you off, or tells YOU how it all is.

When talking to your potential builder, trust the 'vibe' that you get when communicating with him. Does he listen to your ideas? Even if your ideas are impractical? Does he take the time to explain why they are impractical, or does he make you feel silly for asking the question in the first place? If you have problems talking with the builder now, I can guarantee that it will get harder and more stressful throughout the build when tensions will be higher, and your money is at stake.

3. Is the builders quote detailed?
Any builder can come around and tell you it is going to cost you $300k to do your project. But can he show you in the breakdown of works in his quote to see where he is getting this figure from? Another builder might give you a quote for $450k, and you get the shock of your life!!! But this second builder can show you exactly what is costing what and how it all adds up to the $450k. Which one do you go for?

Obviously the cheaper price sounds good, and you may reason - "He must know what he is doing, he said he has been a builder for 25 years." This method of reasoning is going in blind, and should be avoided at all costs! That $300k price could turn into $500k very quickly when the variations and unexpected costs that were unaccounted for in the beginning start coming in.

Our advice: ask that builder to show you the breakdown of costs that enabled him to come up with such a 'great price.' And make sure the builders contract is thorough. A well-written and detailed building contract is a protection for both you and the builder.

Enjoy the process, and trust your gut.
There is no doubt that a good builder is hard to find. But we can point you in the right direction with referrals to some of the best builders in Brisbane. Most of us are pretty good at working out whether we are going to trust someone or not. A good builder will allow you to enjoy the process and will naturally earn your trust quickly throughout the preliminary quoting process. A poor builder with poor communication and a vague quote will not earn your trust so quickly.

So trust your gut, listen to recommendations and genuine client reviews and experiences and don't sign until you trust your builder and have a detailed quote and contract all laid out in front of you.

Make sure you get in touch with QDH for more great advice and work with us to develop your home design with you TODAY! 

Sam Davies,
Director

SOOOOO....
How long is a piece of string? Well that's one way to open up a can of worms! Lets start with a loaded question then shall we? All kidding aside, this is a very common question, and quite frankly, a very important one. Why? Because what you pay in design and drafting can be a significant cost in your final project. And let's be honest, spending thousands of $$$ on paper and lines before you even break ground on site is not everyone's  idea of fun!

The not so secret... secret
...the truth is that, the individual project scope of works and needs can vary significantly from project to project. You will be fighting an uphill battle to try and find a universal figure for the drafting on every project. The best way to find out how much the design and drafting on your project is going to cost, is to call up an architect, building designer or draftsman and get a quote. See our blog post: What is the difference between an Architect, a Draftsman, and a Building Designer?

Ok so we knew that would be the case. But anyway, how much does it cost?

The DOLLAR COST...
To cut to the nitty gritty, with no more explanation, our fees for most typical residential projects usually fall somewhere in the vicinity of $900-$3900 depending of course on the type of project and the required scope of works, and what options you choose to include in the plans. Read on for the REAL COST!

Expectations of cost can vary from person to person. Taking into consideration that the design and planning stage is arguably the most important part of the project, this should be carefully weighed up when choosing a building designer or draftsman, however it should not necessarily be the ONLY factor to consider when choosing a building design company.

The REAL COST...
The REAL COST is what the total project costs you design and build, including the design, drafting, engineering, certification, planning fees and of course the build cost. This REAL COST is highly dependant on the quality of the plans.

For instance, if there is too little detail shown on the plans, it may pass building approval and council approval simply because all of the basic planning details are there, however it may not show enough detail to lock in a smooth build when the builder starts your project. Mistakes and assumptions can be made without seeking approval from you (the client) and/or the building certifier when the necessary items are not specified and detailed to the required extent on the plans. If this happens, then the project halts, things need to be changed, and builder's variation fees invoices keep coming, and your bank balance keeps dropping! Not everyone's favourite idea! And the majority of which could have been avoided (and dollars saved!) if the plans had the right amount of detail. A few hundred more at the start could save you thousands down the track! Imagine if everyone knew that before starting their projects!

So to mitigate these potentially expensive (and to be honest, quite scary!) issues, we generally advise every person we come across, to not just choose the cheapest quote for your building design plans. Why? Because the amount of effort the designer or draftsman puts into the project, can often be directly correlated to his fees. ie: cheapest quote = often the 'skin-of-your-teeth' amount of detail.

There is certainly a dollar sign you can put next to the piece of mind knowing that your plans have enough detail for a smooth sailing certification, approval and building process. Our recommendation would be to go with a company that has either come highly recommended to you from a personal friend or a reputable builder. Internet reviews are great and can add weight to a great recommendation, however they should not be the sole factor in choosing a company.

Here comes the shameless plug...
So if you want to know how much your building design plans will cost from a highly reputable and experienced building design company, please give us a call or email with the specifics of your project, and we will provide a carefully worked out quote so that you know all things have been accounted for in the quote, with no hidden surprise fees, and all the necessary detail has been included in the quote for a 'smooth-as-butter' build. 

Kind regards,
Sam Davies
QDH, Brisbane

We get this question a lot...
A lot of people haven't even heard of the term - Building Designer. So what is the difference between an Architect, a Building Designer and a Draftsman? Let's keep it simple.

The simple answer is - a Draftsman usually works for an appropriately licensed Building Designer OR licensed Architect to produce plans for council approval and construction. However, there are 4 main areas in which they differ:

1. Tertiary Education
2. Licensing
3. Services provided
4. Cost

Architect:

• Provides plans for council approval and construction.
• Usually concentrates mostly on the design aspect of a project. Usually employs draftspeople for production of final plans for approval and construction.
• Education to be an architect usually requires a Bachelor of Architecture at University or equivalent.
• Must be registered with an Board of Architects in that state or territory.
• Often up to 10 times more expensive than a Building Designer or more.

Building Designer:

• Provides plans for council approval and construction.
• Usually produces final plans for approval and construction themselves or employs draftspeople to assist with this as well.
• In QLD, Building Designers must be licensed to operate, holding a 'Building Design' class license with the Queensland Building and Construction Commission. This is the same authority in Queensland that licenses Builders & Licensed Contractors.
• TAFE qualification, plus a certain amount of experience in a Building Design company depending on the state or territory.
• Much more cost-friendly option than an Architect for the effectively same result.

Draftsman / Draftsperson:

• Often works under under an Architect, Building Designer or Builder.
• No formal education required, however most have completed some form of educational training.
• In many cases, once a design concept has been finalised by an Architect, Building Designer, the project then passes to a draftsperson for completion of the final plans for approval and construction as overseen by the Architect or Building Designer.
• Draftsmen can work in many different industries, as 'drafting' basically just means the drawing of the plans for a project. Each industry has it's own draftsmen to produce plans, not just in the building industry. In the building industry, most are employed by companies that are licensed to produce construction documentation, and many often work externally as freelance 'drafties'.

So as you can see, Architects, Building Designers and Draftsmen do a lot of the same type of work as each other, but differ in a few very important key areas. To have a set of plans approved by council for a building project will require either a Building Designer or an Architect.

So... which one is right for me?
So how do you choose between an Architect or a Building Designer? (We will try to be as impartial as possible for this next part.) The answer to that question is found in another question - How much money do you want to spend the design and documentation part of your project?

Due to an Architect's generally higher fees, they usually make a good profit while producing the same final result - a set of building plans for your project that you can submit to council for approval and construction. Obviously, many architects services differ from each other so we would encourage you to contact architects in your area to get a quote and weigh up their offerings against the building designers in your area too.

A good Building Designer on the other hand, will carefully calculate exactly how much time they foresee spending in design work, town planning documentation, building approval and construction documentation. This results in a highly accurate quoted figure with no 'surprise' invoices, resulting in a very cost-effective project with THE SAME RESULT!

We have had MANY clients come to us over the years, completely exasperated with empty pockets because they have been stung by their Architect's seemingly endless stream of invoices. This resulted in a LOT of wasted money, and often a LOT of frustration for their family. If you are at this stage, thankfully, we can help you from here. Don't waste any more of your hard-earned cash, all-the-while thinking - "We've come this far, so we really have to follow through with our architect." The good news is that it can stop right here! (Sorry, I realise that is not so impartial...)

Get in touch with us today to get a free quote for your project, and let us take care of you from here.

Kind regards,
Sam Davies
QDH - Brisbane

So what is the deal with building a granny flat in Brisbane? What can you do and what can't you do?

Building laws (as at 02/11/17) regarding Granny Flats are pretty straight forward. Basically, this is the law from the Dwelling House Code in the Brisbane City Plan 2014:

- "Development comprises not more than one dwelling house and one secondary dwelling (granny flat) occupied by one household."
- "A maximum of 80m2 in gross floor area."
- "Located within 20m of the dwelling house."
- "Occupied by 1 or more members of the same household as the dwelling house."
-  "1 car parking space for the dwelling house; 1 car parking space for any secondary dwelling on the same site"

Household is defined in the Brisbane City Plan 2014 as:
"Means 1 or more individuals who-
(a) live in a dwelling with the intent of living together on a long-term basis; and
(b) make common provision for food and other essentials for living"

The dwelling house code further defines a "household" as comprising:
"(a) 1 person maintaining a household; or 
(b) 2 more more persons related by blood, marriage or adoption; or
(c) not more than 5 persons, not necessarily related by blood, marriage or adoption; or
(d) not more than 5 persons under the age of 18 and not necessarily related by blood, marriage or adoption, together with 1 or 2 adult persons who have care or control of them."

So who is a granny flat suited to? There are a few possible reasons for wanting to build a granny flat:
- Aging parents are needing extra care,
- Separate living space for a family member, 
- Extra space for a growing family,
- Renting out a dwelling room by room under one tenancy agreement

If you are thinking of building a granny flat to rent out to a separate tenant, think again. Granny flats are NOT multi-unit dwellings.  Multi-unit dwellings are very different in type and construction. Especially with regard to fire separation.  (See the Dual Occupancy Code in the Brisbane City Plan 2014)

A granny flat is generally designed to have one tenancy agreement between all members living in the main and secondary dwelling, one letterbox, one metered water & electricity supply etc. If a granny flat was being used in a Dual Occupancy situation and there was a fire, or similar emergency issue and someone was hurt, the owners could be liable for big dollars if their insurance refuses to cover the owners based on the definitions of a 'household' in the City Plan.

For any family, building a Granny Flat in Brisbane is a fantastic addition to your home. It creates a separate living area and creates more space and freedom within the family.

Let us help you design a Granny Flat that suits your family's requirements, or a Dual Occupancy dwelling that meets all the current regulations.

Sam
​QDH Director