Construction Questions

We recommend specialist builders that own proprietary plans for a Rooming House. There are currently three volume builders in Brisbane who have their own plans and have built over 100 Rooming Houses each. The experience in completing these special builds ensure they are consistent and effective in achieving maximum rental income, long-term tenant retention, minimising maintenance costs and ensuring the buildings are approved and certified in a timely manner. There are smaller builders in this space who offer larger and higher end products which may be suitable for premium locations where rental income for a 1 bedroom unit is on the highest end of the market. If you select a builder who does not have experience in building Rooming Houses, they may struggle with obtaining the appropriate approvals and certifications, charge higher fees for creating a custom design, and have a longer delivery timeline. The ideal builder is debt-free, experienced in Rooming, owns their designs, able to obtain approvals and certifications promptly, and has suitable designs that are competitively priced.

Yes, any house builder can build a Rooming House. The ideal builder is debt-free, experienced in Rooming, owns their designs, can deliver approvals and certifications promptly, and has suitable designs which are competitively priced.

The builder's warranty on a Rooming House is the same as a standard dwelling house - 6.5 years for workmanship.

Each item has a specific manufacturer's warranty that complies with consumer protection and fair trade standards in Australia.

A builder or house design is a single serve product and is drafted to suit use once only. The designer takes into account unique land and sewer conditions, unique structural and hydraulic designs for the land, unique overlays, and the neighbourhood code and concessions and allowances the council has granted for the site. It is unlawful and unethical for a builder to replicate another person's proprietary design. Builders will pay a higher amount to a building designer or architect to own a design and modify it on multiple builds.

If you are creating a custom Rooming House or any house for that matter, the best qualified professional is an architect. An experienced building designer can sometimes suffice for very simple projects. When selecting your builder, you can ask about the experience and qualifications of the draftsman and design team that produced the plan.

Your builder will typically procure town planning services on your behalf unless you decide to project manage your Rooming House development or build.

Your builder will typically procure certification services on your behalf unless you decide to project manage your Rooming House development or build.

Yes it does. They are suitable in a low density residential zone and must fit in with the suburban grain. A large part of their appeal is that they look and feel like a new home.

In character zones, particularly in the inner city of Brisbane, some areas require all new builds to have a facade that complies with a character code. Newer and outer suburbs do not generally have this requirement. New estates can sometimes have covenants or design guides, and your Rooming House will have to comply if built in such an estate.

A high-set Rooming House will be more expensive than a low-set build. On some lots of land, a larger gross floor area can be built in a high-set, producing larger and more appealing rooms or suites. Typically, a similar sized high-set and low-set will have the same rental potential and therefore high-sets are mostly built on land that is shallow, narrow or has constraints not allowing a longer and wider building footprint on the land. We recommend a large, low-set design with large courtyard rooms on a 400m2 minimum lot. Finding a lot of land that will accommodate such a build can be harder and more expensive than most vacant lots.

The best builders can deliver a low-set Rooming House in 4-5 months. Typically most volume builders can take 9-10 months and will commence within 12 weeks of approved finance and contract being signed.

The best builders can deliver a high-set Rooming House in 4-5 months. Typically most volume builders can take 9-10 months and will commence within 12 weeks of approved finance and contract being signed.

For economical reasons, we typically see low-set Rooming Houses with timber frame and high-set Rooming Houses with steel frame. You can press your builder to do a timber frame on a high set at additional cost. Bespoke builders can do a hardwood timber frame at additional cost.

Yes, one of the volume builders and some of the smaller bespoke operators offer a brick wall upgrade. Expect about $20,000 additional cost per floor.

We have seen smaller high-sets from lots as small as 250m2. Keep in mind that land typically has a 50% plot ratio and 6m setbacks from the front and back, with 1.5-3m setbacks from the sides. In general, a 400m2 lot will allow for a 200m2 building footprint. 200m2 is a very appropriate size for a low-set or high-set build. The maximum is 300m2 without relaxation approved by Council. Larger or wider lots may allow for additional car parking or larger courtyards for the rooms, which is a great feature.

Yes, however slab-on-ground on a flat site is the fastest and most economical way to build a Rooming House. A sloped site, if gently sloped, can have retaining walls to make a building pad. A bigger slope may call for a stepped slab, which will be more expensive. A very steep slope will call for a post home, which are must more expensive and can mean rooms do not have courtyards unless a staircase is made per room to the ground below.

Low density Residential zoning in Brisbane, or General Residential in other local government areas (LGAs) such as Logan, Ipswich, Moreton Bay, or Redland City. The outer LGAs have a different town plan and will require your builder to complete a Development Approval (DA) and pay infrastructure charges of approximately $79,000 (subject to change and negotiation).

It is very difficult, and sometimes impossible, to build a slab-on-ground in a flood zone. If the build is on posts, and the habitable area is above the flood datum, then it is generally permissible. Rocklea, which has notorious flood levels, has Rooming Houses built on steel hollow section posts.

Generally it is considered inappropriate to build a Rooming House where a multi-residential building for units or townhouses go. These buildings are of a higher density and are typically in noise corridors such as near rail lines, rail stations, main roads or commercial zones. Rooming houses are dwelling houses and are meant to go in quiet streets with detached dwellings. Your builder may have to achieve a change of zone or apply with a development approval to carry out building a rooming house in such zones.

Generally it is considered inappropriate to build a rooming house where offices, retail and warehouses go. Your builder may have to achieve a change of zone or apply with a development approval to carry out building a rooming house in such zones.

Generally it is considered inappropriate to build Rooming Houses in these zones. A Single Class 1A detached dwelling house can be built here. Your builder may have to achieve a change of zone or apply with a development approval to carry out building a rooming house in such zones.

Only with a development approval in very specific circumstances can more than one home be built on a single lot of land. There are functions where campuses are approved and permitted by council. You will need to get professional town planning advice to go down this line of development. It is highly unusual and generally not achieved.

We have seen rooming houses in many Queensland city councils and in Victoria and NSW. When considering building a rooming house, seeking advice from local specialist builders and town planners is advised.

Brisbane is a very large population centre with a thriving economy, a high income per capita, and outstanding growth both currently and prospectively. The house prices and capital growth in Brisbane make it one of the most attractive locations to build an investment property. The Brisbane City Council understands and approves rooming houses in Brisbane.There are more experienced and effective rooming house builders in Brisbane than in smaller local government areas outside of Brisbane. Brisbane also does not have expensive infrastructure charges and Rooming Houses do not have to undergo a time consuming and costly Development Approval (DA) in Brisbane when built within acceptable guidelines.

Yes indeed, it is very important that your builder assesses the land you are buying so you have a cost effective build. Flood affected sites may mean building on posts, and insurance may be very challenging. Overland flow can sometimes be mitigated with an effective engineering solution, however this will likely be prohibitively expensive. Building in a noise corridor, such as a rail line, main road, near an Airport, or near industrial zones can require more expensive builds in order to comply. Building in strong wind corridors such as coastal zones can also incur more expensive builds that may require masonry instead of cheaper, lightweight construction material, and more extensive engineering. Bushfire zones will also add additional build costs and may restrict where you can build on the site. Natural resource overlays for flora and fauna can also constrain the building envelope, so this must be checked.

Slab on ground is the most cost effective way to build. Post homes, multi-slab homes, and building on peers and with retaining walls is considerably more expensive. Your builder can assess an estimate with each lot of land that may need additional structure to support your slab or build.

A good site may allow for cut and fill to make an adequate building pad. If soil needs to be brought in or tipped, this will add to your costs. If retaining walls are require, this will also add more costs.

Yes, you can build a Rooming House on posts, however it will be more time consuming and expensive.

Most builders can deliver a single storey turnkey Rooming House from $490k to $550k (as at July 2024). As compliance standards increase over time, the cost of materials increases and money inflates, building costs can get more expensive year on year.

A high-set Rooming House typically costs $90k - $135k more than a low-set Rooming House build of the same size. Going up means scaffolding, more materials, building a staircase, balustrading, more waterproofing, and builders working at height. Expect to pay $600k to $650k for a basic, high-set Rooming House (as at July 2024).

A standard low-set Rooming house is about 200m2 net lettable area. If car parking, porches and patios are included, this is between 250 - 300m2.

A standard high-set Rooming house is about 200m2 net lettable area. If car parking, porches and patios are included, this is between 250 - 300m2.

Yes, larger rooms are more attractive to tenants and earn more rent. Higher cash flow makes a Rooming House more valuable, which can help with refinancing, equity redraw and future sales.

Tenants prefer a separate bedroom instead of a studio; larger and wider spaces; taller ceilings; a vanity in the ensuite; kitchenettes with overhead cabinetry and space for a large fridge; and a larger courtyard or balcony such as a 4-6m2 tiled area. Tenants also enjoy fresh, new furniture and appliances, and love large, wall-hung smart TVs.

Tenants prefer a separate bedroom instead of a studio; larger and wider spaces; taller ceilings; a vanity in the ensuite; kitchenettes with overhead cabinetry and space for a large fridge; and a larger courtyard or balcony such as a 4-6m2 tiled area. Tenants also enjoy fresh, new furniture and appliances, and love large, wall-hung smart TVs.

Low-set builds have cheaper and easier to maintain roof and solar. Slow growing gardens or absence of gardens will reduce gardening and maintenance costs. Smaller communal areas (lounge, kitchen and laundry) mean tenants will have less to clean, and less expensive cleaning costs. Durable exterior finishes such as brick, fibre cement, powder coated windows, gutters and paint-finished plumbing are easily cleaned.

Brick face exteriors are excellent, however this will cost $20k - $40k depending on the size of the house. Fibre cement sheets with a paint finish are also a great option.

Brick is very attractive, as it has insulative qualities, reducing the need for air conditioning for heating and cooling, and may rent and sell for more too.

Custom designs are only recommended for unusually sized or shaped lots, or lots with constraints such as overlays and set back zones restricting the house footprint. Most buildings have sufficient designs for most lot configurations. A custom build for its own sake is typically not warranted as this is an investment exercise where keeping construction costs lean is critical.

In certain areas where rental potential is stronger, absolutely. Rooming houses with good proximity to hospitals, universities, large shopping centres, and the city/CBD have better rental potential and tenants will appreciate and respond to higher spec finishes and furniture by paying more rent.

Each car park can earn $20 per week in Brisbane, and $10 per week outside of Brisbane. Keep in mind the maintenance costs of a garage, carport or car spot when adding them to the build. In general, additional concrete spaces are always a good idea if you have the space on a wider or deeper lot.

Yes, tenants are willing to pay a premium for a large courtyard. A small courtyard is under 3m2. A decent courtyard is 6-8m2. Any larger than 16m2 is unnecessary and will not bring in more rental income.

Yes indeed, larger rooms will earn more rental to a point. The largest rooms we have seen are 65m2 and earn $50 more per week. An average room of 35m2 can see $420 per week, while a smaller, older style room of 27m2 will earn $390 per week. Any smaller than 20m2 is a bedsitter and will struggle to achieve more than $330 per week. These prices are for rooms with furniture and bills included (as at July 2024).

Kitchenettes are typically 2.2m long with no overhead cupboards, however larger kitchenettes with overhead cupboards are greatly appreciated and contribute to higher rents and better tenant retention.

Ensuites can start at 3m2 to fit a shower, toilet and small vanity. There is no size limit, however your designer will need to take into consideration that the house must fit into a 200m2 NLA footprint, and have all its required functions.

You are required to have at least one window per bedroom, living room, or a large glass slider door for the entire studio.

Yes, tenants do not favour rooms without air conditioning and will respond by paying significantly less for rooms without air conditioning.

If they do, your rental income will suffer. Independent living and autonomy is what renters have come to expect in Rooming Houses.