Who is Daniel Gierach?

Daniel Gierach is a Brisbane real estate agent at Ray White Bulimba. He specialises in residential property sales across Brisbane's inner east and south, including Bulimba, Hawthorne, Balmoral, Norman Park, Camp Hill, Seven Hills, Morningside, Murarrie, Cannon Hill and Carina. Daniel Gierach is not the same person as Daniel Giersch, the German entrepreneur and former husband of Kelly Rutherford.

Where is Daniel Gierach based?

Daniel Gierach is based in Bulimba, Brisbane, Queensland, Australia. His office is at Unit 6, 57-59 Oxford Street, Bulimba QLD 4171 (Ray White Bulimba).

How do I contact Daniel Gierach?

Daniel Gierach can be contacted on 0412 523 821, at daniel.gierach@raywhite.com, or through the contact form at danielgierach.com.

How long does an architect-designed build take in Brisbane?

An architect-led custom home build takes 24 to 36 months from first brief to moving in, for a residential Brisbane project of moderate complexity. The main phases are: pre-design (2 to 6 weeks), site analysis and concept design (6 to 10 weeks), schematic design (6 to 10 weeks), design development (10 to 14 weeks), DA lodgement and approval (3 to 6 months), construction documentation (10 to 14 weeks), tender (4 to 8 weeks), and construction (10 to 18 months). Any faster and something has been cut.

How much do architect fees cost for a residential build in Brisbane?

Architect fees for a full service typically run 8 to 15% of the construction cost. Adding structural engineering, surveying, certification, and town planning brings total professional fees to roughly 12 to 18% of the build cost. Budget the build first, then add this figure on top before furniture. The most expensive stage to change your mind is during construction; the cheapest is during concept design.

What are the most common reasons architect-led projects go over budget or schedule?

The top three failure modes are: first, a brief that changes mid-design, which can double the design fee and delay the timeline. Second, a budget that is never pressure-tested until the tender stage, when discovering the design is 20% over budget is a serious problem. Third, skipping DA pre-lodgement advice on a site with an overlay or character restriction, which can result in a council knockback after six months of design work. A good architect addresses all three risks upfront.

← All Articles Process · 9 min read

The Build Process with an Architect, Step by Step

Most prospective knockdown-rebuild owners underestimate the timeline by 12 months and the decisions by a factor of ten. Here is the realistic sequence.

An architect-led custom home build is a two-to-three-year project from first brief to handover. The process unfolds in distinct phases. Fees are typically invoiced in the proportions shown at each phase. Durations shown are for a residential Brisbane project of moderate complexity.

Stage 1: Pre-design and brief (2 to 6 weeks, 5% of fee)

You meet the architect, discuss goals, budget, and site. The architect issues a formal fee proposal and engagement letter. You produce a written brief covering how many bedrooms, how you live, the must-haves, the won't-dos, and the budget. This stage is free from architect in some practices, chargeable in others.

Stage 2: Site analysis and concept design (6 to 10 weeks, 15% of fee)

Architect engages the surveyor and geotech engineer. Concept sketches and site plans develop. You receive two to three concept options and decide the direction. This is the cheapest stage to change your mind. A wrong choice here is very expensive to correct later.

Stage 3: Schematic design (6 to 10 weeks, 15% of fee)

Concept is developed into a schematic design: floor plans, elevations, initial materials palette. Structural engineer reviews feasibility. Cost estimate from a QS or builder. If the cost estimate is over budget, this is where scope gets adjusted. Avoid racing through this stage.

Stage 4: Design Development (10 to 14 weeks, 20% of fee)

Detailed design of every space, finish, and fixture. Internal joinery, bathroom layouts, kitchen, glazing schedule, lighting concept. The cost estimate becomes more precise. DA (Development Approval) submission is prepared.

Stage 5: DA lodgement and approval (3 to 6 months)

DA lodged with Brisbane City Council. Questions from council. Neighbour notification for impact-assessable works. Possible council conditions attached to approval. Most inner-Brisbane residential projects are code-assessable and approved in 6 to 12 weeks; impact-assessable projects (heritage, character overlay, certain overlays) take 4 to 8 months.

Stage 6: Construction Documentation (10 to 14 weeks, 30% of fee)

The full set of drawings and specifications that the builder actually builds from. Structural engineer certification, electrical layouts, plumbing, waterproofing, tiling, every detail. This is the documentation that lets a fixed-price tender happen.

Stage 7: Tender (4 to 8 weeks, 5% of fee)

Documents issued to three or four shortlisted builders. They price. You compare on price, builder capacity, references, and inclusions. A competent architect manages the tender review and negotiation. Cheapest tender is rarely the best.

Stage 8: Building Approval / Construction Certificate (2 to 4 weeks)

Private certifier reviews the final construction documentation against the National Construction Code and issues the Building Approval (the licence to begin construction).

Stage 9: Construction (10 to 18 months)

Builder constructs. Architect conducts site visits (usually fortnightly), reviews progress claims, approves variations, and inspects at each milestone. Variations happen on every project; they are managed through a formal variation process not verbal agreements.

Stage 10: Practical Completion and Defects (1 to 3 months + 12 month defects period, 10% of fee)

Building is handed over. You walk through and list defects. Architect supervises builder's rectification. You move in. Over the next 12 months, the builder is obligated to fix defects that emerge within the defects liability period.

Total timeline and budget check

From first call to moving day: 24 to 36 months for a well-run architect project. Any faster and something has been cut. Total architect fees: typically 8 to 15% of construction cost. Total professional fees including engineering, surveying, certification and town planning: add another 3 to 5%. Budget the build, then budget 12 to 18% of that figure on top for professional fees before furniture.

Where projects go wrong

The top three failure modes: (1) briefing that changes mid-design (double the design fee and delays the timeline), (2) budget that never gets pressure-tested until tender stage (finding out the design is 20% over at that point is a crisis), (3) skipping DA pre-lodgement advice on a site with an overlay (getting a knockback after six months of design work). A good architect talks about all three up front.

Planning a project or getting ready to sell? Daniel can point you to the right tradespeople and introduce you to local architects, engineers and building designers who work across the inner east. Get in touch.