If you’re planning to build or renovate on the Gold Coast, one of the first decisions you’ll face is whether to hire a building designer or an architect. Both can design your home, but they differ in qualifications, cost, scope of work, and how they approach the design process.
This guide breaks down the real differences so you can make an informed decision for your project.
A building designer (sometimes called a draftsman or draftsperson) is a licensed professional who designs residential buildings and prepares construction documentation. In Queensland, building designers must hold a QBCC (Queensland Building and Construction Commission) licence in Building Design.
Building designers typically specialise in residential projects — custom homes, renovations, extensions, and second storey additions. They produce full working drawings, handle council approval documentation, and coordinate with engineers and other consultants.
Most building designers on the Gold Coast focus exclusively on the design and documentation side. They design your home, produce the plans, get council approval, and then you take those plans to a builder for construction.
An architect is a university-qualified professional registered under the Architects Act 2002 (QLD). To use the title “architect” in Queensland, a person must have completed a minimum five-year university degree in architecture, gained practical experience, passed the Architectural Practice Examination (APE), and registered with the Board of Architects of Queensland.
Architects are trained in design theory, urban planning, environmental sustainability, and building technology. They can work across residential, commercial, and institutional projects. Many architects also offer project management and construction administration services.
Building designers in Queensland hold a QBCC licence, which requires specific technical qualifications and demonstrated experience. The pathway is practical and skills-based.
Architects must complete a five-year university degree (typically a Bachelor + Master of Architecture), gain practical experience, and pass a national examination before they can register. The pathway takes 7-10 years from starting university to registration.
This is often the deciding factor for homeowners. Building designers generally charge less than architects for residential projects.
On the Gold Coast, typical fee ranges are:
For a standard custom home on the Gold Coast (say $500,000 construction cost), a building designer might charge $8,000-$12,000 for full documentation, while an architect might charge $40,000-$75,000 for full services.
The cost difference reflects the scope of service more than quality of output. Architects often provide broader services including concept design exploration, 3D modelling, material selection, interior design guidance, and construction administration.
Building designers focus on producing buildable, council-approved plans. Their output typically includes site plans, floor plans, elevations, sections, construction details, and specifications.
Architects typically offer a wider scope including design concept development, feasibility studies, town planning advice, interior design, landscape integration, material and finish selection, tender management, and construction oversight.
However, many experienced building designers on the Gold Coast now offer services that overlap with architects — including 3D modelling, sustainable design, and council negotiation. The gap between the two professions has narrowed significantly in residential work.
You probably need an architect if:
A building designer is often the better choice if:
Some building design practices on the Gold Coast combine design qualifications with hands-on construction experience. A building designer who also holds a builder’s licence brings a unique advantage: they understand not just how to design a home, but how it will actually be built.
This means plans that are more accurately detailed, fewer surprises when builders quote, and designs that account for real-world construction costs and methods from the start.
At Design Science, for example, the team includes both a qualified architect and a licensed builder working together on residential projects. This combines architectural design capability with practical construction knowledge — giving clients the benefit of professional design without the typical architect fee structure.
When hiring a building designer on the Gold Coast, check for:
When hiring an architect, verify their registration with the Board of Architects of Queensland. All registered architects can be found on the public register.
Regardless of whether you use a building designer or architect, you’ll need council approval for most building work on the Gold Coast. Gold Coast City Council charges fees based on the value of work, starting from approximately $1,000 for smaller projects.
Your designer or architect should handle the preparation of all council documentation as part of their fee. This includes site plans, floor plans, elevations, shadow diagrams, stormwater plans, and any required reports (energy efficiency, bushfire, flooding, etc.).
For residential projects in Queensland, yes — a licensed building designer can design and document homes, renovations, and extensions to the same standard required for council approval and construction. The legal restriction is on using the title “architect,” not on the scope of design work.
Generally yes. Building designers typically charge 40-60% less than architects for comparable residential projects. The difference is most significant on projects under $1 million construction cost.
No. A licensed building designer can design multi-storey residential homes. The design must comply with the Building Code of Australia (NCC) and local planning requirements, but there is no legal requirement to use an architect for residential buildings of any height in Queensland.
Absolutely. Renovations and extensions are core work for most building designers. In many cases, a building designer with construction experience is better suited to renovation work than an architect, because renovations involve understanding existing structures, identifying hidden problems, and working within the constraints of what’s already built.
In Queensland, the terms are often used interchangeably by homeowners, but there’s a distinction. A building designer holds a QBCC licence in Building Design and takes responsibility for the design. A draftsman or draftsperson may only produce drawings under the direction of a designer or architect. When hiring, always check for a QBCC Building Design licence.
For most residential projects on the Gold Coast — custom homes, renovations, extensions, and second storey additions — a licensed building designer offers excellent value. You get professional design, full construction documentation, and council approval handling at a fraction of the cost of an architect.
The best outcome often comes from choosing a building designer who also brings construction experience to the table. When your designer understands how buildings actually get built, your plans are more accurate, your builder quotes are more reliable, and your project runs smoother from start to finish.
Design Science is a Gold Coast building design practice led by David Steadman — a dual-licensed builder and building designer with a qualified architect on the team. We specialise in custom homes, renovations, and extensions across the Gold Coast, Brisbane, and South East Queensland. Book a consultation to discuss your project.
David Steadman
Licensed Builder & Building Designer
David Steadman is the founder of Design Science, a Gold Coast building design practice backed by over 30 years of hands-on construction experience. One of few Australians holding both a QBCC Builder's Licence and Building Designer licence, David brings a rare combination of design thinking and practical building knowledge to every project.
