If you are planning a renovation on the Gold Coast, your first instinct is probably to call a builder. Get some quotes, see what it will cost, and go from there. I understand that thinking — it is logical. You want to build something, so you call someone who builds things.
But after 30-plus years in the Gold Coast construction industry — first as a licensed builder, now as a building designer — I can tell you that this approach is almost always more expensive than the alternative. Here is why the order matters, and what happens when you get it backwards.
Most people searching for a “renovation builder Gold Coast” are actually at the wrong starting point. They want to renovate, they know they need someone to do the work, and a builder seems like the obvious first call.
Here is what typically happens. You contact three builders. You show them your home, explain what you want, maybe show them some photos from Pinterest or Houzz. Each builder walks through, takes some notes, and comes back with a quote.
The problem: each builder has interpreted your brief differently. One has included demolishing and rebuilding a wall. Another has assumed you want to keep it. One has priced engineered stone benchtops. Another has allowed for laminate. One has included temporary propping and staged services disconnection. Another has not thought about it.
You end up with three quotes that are impossible to compare because they are pricing three different projects. The cheapest quote looks attractive, but it is almost certainly missing things the other two have included. You will not discover this until the variation claims start arriving during construction.
This is not the builder’s fault. They are doing their best with incomplete information. The problem is that you went to builders before you had proper documentation for them to price.
A renovation builder executes the physical construction of your project. Their role includes managing trades and subcontractors, ordering and scheduling materials, coordinating the construction sequence, ensuring work meets building code requirements on site, and delivering the finished project.
Builders are licensed under the QBCC to perform building work. A good renovation builder has experience working with existing structures — they understand the complications of connecting new work to old, dealing with demolition in an occupied house, and managing the unknowns that come with opening up walls and floors.
What a builder is not licensed to do — unless they hold a separate design licence — is produce the design documentation your project needs for building approval, council applications, and accurate pricing. A builder can offer opinions on what might work, but they cannot prepare the certified plans that the building certifier and council require.
A renovation designer — specifically a licensed building designer — takes your goals and turns them into a complete set of construction documents. This includes assessing the existing structure and identifying constraints, exploring layout options and developing a design that works for your family, producing detailed plans with dimensions, specifications, and material schedules, handling council compliance and lodging applications if required, and coordinating with engineers for structural certification.
The result is a set of documents that tells a builder exactly what to build, exactly how to build it, and exactly what materials to use. There is no guesswork, no interpretation, and no room for scope creep.
A licensed building designer is qualified and insured to produce this documentation under their QBCC licence. The key difference from a draftsperson — who simply draws what you tell them — is that a building designer provides professional design advice and takes responsibility for code compliance.
If you want to understand the design process in detail, read about our renovation design services.
When you go to a builder without detailed plans, they have to estimate. And estimating means guessing. A builder who guesses low will come back later with variations. A builder who guesses high will lose the job to someone who guessed lower. Neither outcome is good for you.
When you go to builders with a complete set of construction documentation, everything changes. Every builder is pricing the same scope, the same materials, the same level of detail. You can compare quotes line by line. You know exactly what is included and what is not. There are no surprises.
The numbers speak for themselves. On a $200,000 renovation, the difference between a padded quote (where the builder is protecting themselves against uncertainty) and a competitive quote (where the builder knows exactly what they are pricing) is typically $20,000 to $40,000. Design fees for that project would be $8,000 to $14,000. The design documentation pays for itself two to three times over before construction even starts.
I have seen this from both sides. As a builder, I received plenty of vague plans that forced me to pad my quotes with contingency allowances. As a designer, I now produce the kind of documentation I always wished I had received — clear, complete, and detailed enough to price confidently.
Variations are where renovations blow budgets. A variation during construction costs two to five times what the same change would have cost at the design stage. Proper design documentation does not eliminate all variations — renovations always have some unknowns behind the walls — but it reduces them from a budget-breaking problem to a manageable reality.
This is where Design Science is different from virtually every other design practice on the Gold Coast.
I hold both a QBCC Builder’s Licence and a QBCC Building Designer’s Licence. Less than one percent of professionals nationally hold both. That is not a marketing claim — it is a verifiable fact you can check on the QBCC licence search.
What this means in practice is that every renovation I design is informed by real construction experience. When I draw a wall removal, I know what the builder will find behind it. When I specify a connection detail, I know whether it can be built efficiently or whether it will require expensive temporary works. When I design a bathroom layout, I know exactly how much it will cost to relocate that waste pipe.
This is not theory. It is 30-plus years of hands-on building and design experience on Gold Coast projects. I have been the builder receiving inadequate plans and discovering problems that should have been solved at the design stage. That experience goes into every design I produce now.
Construction-informed design means:
When you work with a designer who has never built anything, there is always a gap between the design and the reality. My background eliminates that gap.
Learn more about my approach to renovation design or read about my background.
Once your design documentation is complete, you are in a strong position to choose a builder. Here is what to look for.
Check their QBCC licence. Every builder in Queensland must hold a current QBCC licence for the category of work they are performing. You can verify any licence at the QBCC website. Do not skip this step.
Ask for references on similar renovation projects. Building a new house and renovating an existing one are very different skills. A builder who is excellent at new builds may struggle with the complexities of renovation — working around existing services, managing partial demolition, and connecting new work to old. Ask specifically about renovation experience.
Compare quotes on like-for-like scope. This is only possible if you have detailed design documentation. With proper plans, you can send the same documents to three or four builders and receive quotes that are genuinely comparable. Without proper plans, you are comparing apples to oranges.
Check insurance. Your builder should hold Home Warranty Insurance (mandatory in Queensland for residential work over $3,300), Public Liability Insurance, and Workers Compensation Insurance. Ask for certificates of currency, not just verbal assurances.
Ask about their experience with council and compliance. Renovation builders on the Gold Coast need to understand flood overlays, termite management, asbestos handling, and the specific requirements of working in different zones. A builder who primarily works in new estates may not have this experience.
Trust your instincts on communication. You will be working closely with your builder for months. If communication is difficult before the project starts, it will not improve during construction. Choose someone who responds promptly, explains things clearly, and listens to your concerns.
Designer first, always. Getting proper design documentation before approaching builders is the single best thing you can do for your renovation budget. Without detailed plans, builders are guessing — and they protect themselves from that uncertainty by padding their quotes. With a complete set of construction documents, every builder is pricing the same scope, which means you get competitive, comparable quotes and a clear picture of your total project cost.
Design fees for renovation projects typically run 4 to 7 percent of the construction cost, depending on complexity. For a $200,000 renovation, that is $8,000 to $14,000. My initial consultation is $280, credited in full if you proceed to design. During that session, I assess your property, discuss your goals, and give you a realistic picture of what the renovation will involve and cost. Read our full renovation cost guide, or see our complete guide to home renovations on the Gold Coast for the full picture.
Legally, yes — if they hold both licences. However, having the same person design and build creates a potential conflict of interest. My recommendation is to use a designer with building experience for the design phase, then engage a separate builder for construction. This way, your designer can independently review the builder’s work and advocate for your interests. My building experience informs my designs, but I operate as your designer — not your builder.
A draftsperson produces technical drawings based on your instructions — they draw what you tell them to draw. A building designer provides professional design advice, takes responsibility for code compliance, and is licensed to certify that the documentation meets building standards. For renovations involving structural changes or compliance complexities, a licensed building designer is the appropriate professional. Read our full comparison of building designers vs architects.
Ready to start your renovation the right way? Request a Consultation — $280, credited in full if you proceed to design. I will visit your property, assess the existing structure, and give you an honest picture of what is involved before you spend another dollar.
David Steadman is a QBCC Licensed Builder and Building Designer (#15277902) with over 30 years of experience in the Gold Coast construction and design industry. He leads Design Science, a building design practice specialising in renovations, custom homes, and sustainable design across South East Queensland.
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.
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