KM Build Consumer Guide
Your Complete Roadmap to Building & Renovating on the Gold Coast
Why We Wrote This Guide
Building or renovating is one of the biggest financial and emotional decisions you’ll make. Too often, homeowners enter the process without enough knowledge and end up facing stress, budget blowouts, and disputes. At KM Build, we believe transparency is key. This guide is designed to help you understand each stage, avoid common pitfalls, and make confident decisions.
Step 1: Defining Your Vision
Before engaging builders or designers, clarify why you are building. Is it lifestyle-driven, for family growth, or purely for investment? Collect references, write down must-haves and nice-to-haves.
Pitfall: Changing your mind midway leads to variations, delays, and increased costs.
Builder’s Tip: Document non-negotiables early to avoid scope creep.
Step 2: Architects & Engineers
Larger projects require architectural drawings and structural certifications.
Costs: Architects $5,000–$20,000+, Engineers $3,000–$10,000.
Pitfall: Cheap drawings often fail council checks or are not buildable.
Builder’s Tip: Involve a builder during design to flag cost-heavy design elements before plans are finalised.
Step 3: Council Approvals
All but the simplest works require approvals from Gold Coast City Council or private certifiers.
Timeframe: 4–8 weeks (sometimes longer).
Causes of delays: Incomplete paperwork, non-compliant designs, council backlog.
Pitfall: DIY submissions risk rejection and stop-work orders.
Builder’s Tip: Factor approval time into your timeline if you want the build completed by a certain date.
Step 4: Budgeting & Contracts
Typical Costs: Renovations $2,500–$4,000/m² (standard), $4,000–$6,000/m² (premium). Extensions $2,200–$3,500/m² (single-storey), $3,000–$4,500/m² (double-storey).
Outdoor projects: Decks $400–$600/m², Pergolas $10k–$30k+, Carports $12k–$25k+, Pool areas $20k–$60k+.
Pitfalls: vague quotes, missing PC allowances, exclusions not listed.
Builder’s Tip: Always keep 10–15% contingency for unexpected costs. Ask for itemised quotes and ensure contracts are QBCC-compliant.
Step 5: Insurance & Protection
KM Build provides QBCC Home Warranty Insurance, public liability cover, and contract works insurance.
Pitfall: Some builders cut costs by avoiding insurance, exposing clients to risk.
Builder’s Tip: Check the QBCC register for builder license validity before signing.
Step 6: Construction Phase
Stages: demolition/site prep → structure → services → lock-up → interiors → finishes → final detail. Causes of delays: weather, supply chain shortages, scope changes, unavailable trades.
Pitfalls: poor communication, hidden variations, disorganised scheduling.
Builder’s Tip: Expect some delays; the key is clear weekly communication and proactive updates.
Step 7: Handover & Aftercare
Final Stage: Walkthrough inspection, delivery of keys, warranties, and compliance certificates. Includes defect liability period for touch-ups.
Pitfall: Some builders vanish after final payment, leaving issues unresolved.
Builder’s Tip: Ask upfront about the aftercare process. Reliable builders provide support beyond handover.
Step 8: Neighbours – Keeping Them Onside
Neighbours can make or break your project experience.
During planning: Some development applications require neighbour notification. A supportive neighbour smooths approvals, while an objecting one can delay or derail them.
During construction: Noise, dust, parking, and privacy issues can trigger complaints to council, causing inspections or stop-work notices.
Common triggers: early morning noise, rubbish blowing into yards, blocked driveways, second-storey windows overlooking neighbours.
Builder’s Tips:
- Speak to neighbours before construction starts, explain the timeline, and provide a contact.
- Keep the site tidy and manage trades’ parking.
- Provide updates if works are delayed.
- Consider thanking neighbours at completion—a small gesture goes a long way.
Common Traps to Avoid
If you’re on the fence about renovating your home, let us show you how rewarding it can be!
1.
Choosing the cheapest quote without checking scope.
2.
Not verifying licenses or insurances.
3.
Forgetting to allow contingency funds.
4.
Ignoring council approval timelines.
5.
Poor builder communication from the start.
KM Build’s Promise
We are committed to clear communication, transparent budgeting, and high-quality outcomes. Our process is designed to minimise stress and deliver confidence at every stage, from planning and approvals through to final handover. With KM Build, you’ll never feel left in the dark.
Your Dream Home Starts Here
If you’re ready to get the ball rolling or have any questions about how we can help you, please fill out the form on our contact page!