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 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.

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.

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.

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

So you're looking to build a new house in Brisbane? Congratulations, you've reached the right place. So where do you start? Below are a few helpful tips to building a new home in Brisbane.

1. Talk to a building designer. Yep, sales pitch for sure. But it is necessary to understand that building a new home is not as simple as just 'having a crack at it.' Employ the right people, get the right results. Have a building designer help you design a house that suits your family's requirements, and get the best out of your block.

2. Think energy smart. With energy costs rising, now is the time to think of how you want to power your home with the basics. Electricity, heating and cooling, water storage, hot water systems, insulation, window and door placement towards prevailing winds of the area etc. Check out our range of helpful blog posts discussing how to design smart: Sustainable Living

3. Find out all local council requirements. You don't want to send the plans in to council, and then have them reject it simply because you didn't know about certain requirements. We will obviously help you with this, but it is important to know all you can before commencing the design and construction drawings. For Brisbane residents, you can use PDOnline. Brisbane's property details enquiry engine here: PDOnline 


You will be able to see all of your property's details like your property lot and RP number, Parish, Ward, Area, if there are any development or building applications on your property currently, Zoning, Local Plans that are applicable to your property and they even have a satellite mapping system.

4. Consider what consultants will you need to employ the services of. It is important to know who you will need to employ and for what. Usually, you will need:

• a building designer of course to design and detail the new home, 
• engineer (for all of your concrete and steel detailing), 
• an energy efficiency consultant (for an energy rating assessment certificate for habitable rooms), 
• possibly a surveyor if the block has certain site features that need to be known accurately in order to complete the design, 
• a private certifier to submit the plans to. Alternatively your builder can submit them to council directly and use council's certifiers, but a private certifier is usually a better choice as you only deal with one person, and you usually get your building approval through faster.

5. Brainstorm your new dream home! Immerse yourself in thoughts of your new home. Immerse your family in thoughts of your new home. Your needs, your wants and desires. Photos of houses you like, materials you want to use and what you want your new place to 'feel' like too. All of this is super important because in the end, you have to live there. 

Bring everything to your designer (us... hint hint...) and throw them all on the table and have a brainstorm together and yo will reach a design that is yours. Your new home!

Sam,
QDH Director

​Transportable homes
Woah! Hold on a second! A design company suggesting a transportable home? Yes that's right. Why? A transportable or pre-built home will take less resources and energy to construct. Your site will remain unmolested by months of building work too.

Combine this with good orientation and landscaping, solar energy, adequate insulation and ventilation and even materials developed from recycled materials, and you will have a comfy, affordable home to be proud of with a minimal environmental impact. And the best part... it will save you $$$'s.