Written & Contributed by Alex Steffan of Steffan Harries Town Planning

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

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

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

2.       Building Work:

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

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

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

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

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

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

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

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

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

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

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

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

At Steffan Harries, we have lodged over 4500 development applications in Queensland with a vast majority of those involving pre-war houses in Brisbane and one our team would be more than happy to assist in your character house renovation.
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Alex Steffan
Director and Principal Town Planner
https://steffanharries.au/.
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So, you've decided to renovate or build a new home in Brisbane (or elsewhere), and you need house plans drawn up for it. The next logical question many people ask is whether to use an Architect, a Building Designer or a Draftsman to draw up your plans.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

This applies to either a Building Designer or an Architect.

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

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

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

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

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

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

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

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

Sam-QDH
Director

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

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

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

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

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

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

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

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

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

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

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

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

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

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.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

What else should you think about?

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

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

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

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

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

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


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

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

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

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