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Building Professionals: Which One Do You Actually Need?

Homeowners hire the wrong professional constantly. An architect drafting a simple carport extension costs architectural fees. A draftsperson attempting a complex heritage rebuild runs out of their depth. Here is the map.

Six distinct roles appear on most residential projects. Their scopes overlap at the edges, and their fees vary dramatically. Choosing the right one for your project saves time and money.

Architect

A licensed professional registered with the state Board of Architects (in Queensland, the BoAQ). A full architectural service covers design, documentation, council approval, tender, and construction supervision. Typical fee: 8 to 15% of the build cost for a full service; lower for partial services. Suited to: complex sites, heritage properties, high-end custom homes, projects where design quality is a core value.

Building Designer

Licensed through the QBCC (in Queensland) as a Building Design practitioner. Can produce design and documentation for most residential projects under a certain scale. Fees typically 3 to 6% of build cost. Suited to: straightforward new builds, extensions, renovations where design is important but not at the level of a full architectural service. Most cost-effective option for most Brisbane residential projects.

Draftsperson

Produces documentation drawings from a brief. Not typically involved in design strategy. Often used to translate a concept (from an architect or building designer) into construction-ready drawings, or to produce DA drawings for simple projects like carports, decks, and small extensions. Fees: flat fee per project, typically $2k to $10k.

Structural Engineer

Designs and certifies the load-carrying elements: footings, slabs, beams, posts, portal frames. Required on almost every build with anything non-trivial. Fees typically $1,500 to $5,000 on a residential project, higher for complex geotechnical situations.

Civil Engineer

Handles stormwater design, sewerage, driveways, earthworks on larger projects. Less commonly engaged for straightforward residential but needed when council requires formal stormwater management plans or the site has drainage complexity.

Geotechnical Engineer

Investigates the ground conditions to determine soil classification (reactive, stable, etc.). Their report sets the foundation design. Typical cost: $1,200 to $2,500 for a residential site investigation.

Surveyor (Cadastral)

Determines the precise boundaries of your lot, locates easements, and produces a contour plan. Required for any DA and for most extensions. Cost: $1,500 to $3,500 depending on site complexity.

Private Certifier (Building Certifier)

Issues the Building Approval (the construction-stage approval that follows a DA, or stands alone for compliant works). In Queensland, private certifiers are QBCC-licensed. Typical fee on a residential project: $1,500 to $3,500.

Town Planner

Specialist advice on zoning, planning overlays, and DA strategy. Not always needed, but invaluable on sites with character overlays, flood overlays, or where the proposed use sits in a grey area of the Planning Scheme. Typical fee: $3k to $8k for a DA pre-lodgement and report.

Acronyms you will see

DA (Development Approval). Council approval for the use or development of land. Required for works outside the permitted Code Assessable pathway. Can take 3 to 6 months.

CC (Construction Certificate / Building Approval). Approval to start construction. Issued by a certifier once plans are compliant.

STCA (Subject to Council Approval). Listing agent shorthand meaning: the described use or work is subject to council approval, it is not guaranteed.

BCA / NCC. The Building Code of Australia, now called the National Construction Code. The document certifiers measure compliance against.

QBCC. Queensland Building and Construction Commission. Licences most trades and building practitioners.

Matching the professional to the project

For a simple deck extension: draftsperson + private certifier. For a major renovation with a character overlay: building designer + structural engineer + town planner + surveyor + private certifier. For a custom new home on a challenging site: architect + structural + geotech + civil + surveyor + town planner + certifier. Scoping the right team up front saves six-figure sums later.