Brisbane Home Renovations & Extensions.
Renovation Architect Alternative Brisbane | Formardå
Planning a home renovation or extension in Brisbane? Formardå provides expert building design and drafting services to help homeowners transform their existing property into a space that truly suits their lifestyle.
Whether you're extending a growing family home, reconfiguring an outdated floor plan, raising and building under a Queenslander, or modernising an older property, our licensed building designer brings over 17 years of experience delivering renovations and extensions across Brisbane and Southeast Queensland. We understand the unique character of Brisbane homes, from timber Queenslanders to post-war brick homes and design renovations that respect the existing structure while making it work better for how you live today.
Every renovation and extension we design is developed with Brisbane City Council requirements in mind from the very first concept, helping to reduce delays, avoid costly redesigns, and keep your project moving smoothly from initial idea through to council-ready construction drawings. From small internal reconfigurations to full second-storey additions, we manage the design and documentation process so you can renovate with confidence.
Searching for a renovation architect in Brisbane? Formardå is a QBCC licensed building designer rather than a registered architect, and for most home renovations and extensions that is exactly the service you need. We design and document your project, prepare the drawings for council and your certifier, and coordinate with engineers and other consultants. If your project needs something beyond our scope, we'll tell you plainly.
Renovation & Extensions Services We Offer
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Queenslander renovations and character home upgrades
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Home extensions and additions
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Raising and building under existing homes
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Modernising older properties
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Reconfiguring internal layouts
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Kitchen, bathroom and living space redesigns
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Second-storey additions
Raising and Building Under
A common approach on Brisbane's high-set Queenslanders, raising the home creates a new lower level for additional bedrooms, living space or a granny flat, while preserving the original character dwelling above. This works particularly well on sites with limited backyard space where extending outward isn't practical, and can often be documented under a simpler Building Approval pathway rather than a full Development Approval.
Second-Storey Additions
Adding a second storey suits homes that have already been raised, or modern properties with a structural footing designed to support additional load. In character suburbs, second-storey work needs careful design so the new level reads as subordinate to the original roof form when viewed from the street — this is central to satisfying Brisbane City Council's Traditional Building Character requirements.
Rear Extensions
Extending toward the rear of the block is often the most cost-effective way to add space without disturbing a character home's street presentation. Formardå designs rear extensions to sit sympathetically behind the existing dwelling, typically requiring only a Building Approval where the extension doesn't affect the street-facing form.
Internal Reconfiguration
Sometimes the best renovation doesn't add floor area at all — reworking an existing floor plan to open up living spaces, add an ensuite, or improve natural light and flow can transform a home without the cost or approval complexity of an extension.
Our Renovation Design Process
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Initial consultation — we discuss your goals, budget, and what you want to achieve from the renovation or extension.
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Site assessment, we measure and assess your existing home, noting structural elements, orientation, and any constraints.
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Concept design, we develop initial design options that balance your brief with what's achievable on your site and under council requirements.
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Design refinement, we refine the chosen concept with you until the layout and detail feel right.
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Documentation and drafting, we prepare detailed, council-ready construction drawings.
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Council submission support, where approval is required, we prepare and coordinate the documentation needed.
Renovating a Queenslander in Brisbane
Queenslander homes come with their own design considerations character preservation, stump and stair configurations, and often heritage or character overlays depending on the suburb. We have specific experience renovating and extending Queenslanders in a way that respects the home's original character while making it work better for modern living.
Suburb & Projects links
We have specific experience renovating and extending Queenslanders in suburbs like Paddington, Ashgrove, West End, New Farm and Chelmer, in a way that respects the home's original character while making it work better for modern living.
Frequently Asked Questions About Renovations in Brisbane
Do I need council approval for a renovation or extension?
It depends on the scope and your property. Minor internal reconfigurations generally don't require approval. Extensions that change the building's footprint, height, or street-facing form typically require either a Building Approval (BA) from a private certifier or a Development Approval (DA) from Brisbane City Council. Formardå will confirm which pathway applies at the outset of your project.
How much does a renovation or extension design cost?
Building design fees for renovations and extensions are typically structured as a fixed fee per project or a per-square-metre rate depending on scope. For most residential renovation projects, fees range from approximately $70–$150+ per square metre of designed area. Formardå provides a written fixed-fee proposal once your project scope is understood. See our full cost guide for more detail.
How long does council approval take?
For standard code-assessable applications, Brisbane City Council typically takes 15–20 weeks. RiskSMART applications for eligible projects can be assessed in as little as 5–10 business days. Formardå prepares documentation to the standard required for the fastest applicable pathway.
Can I renovate a Queenslander that's under a character overlay?
Yes. Most pre-1946 Queenslanders in Brisbane's inner suburbs fall under a Traditional Building Character or Heritage overlay. This doesn't prevent renovation — it shapes how the design is approached, particularly around street-facing changes and roof form. Formardå has extensive experience designing within these requirements.
Do I need a QBCC licensed designer for my renovation?
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