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Do You Need an Architect for a New Home Build?

For many Australians, having the opportunity (and finances) to build a home of their own is a dream come true. Building a new home is a complex undertaking with many considerations, the first of which is whether an architect is needed for the new home build. The straightforward answer is no - there is no legal requirement to work with an architect when building a new home; new homes in Australia can also be built by a building designer. While custom home builds are commonly associated with architectural design, the vast majority of new homes built in Australia are actually designed by building designers. According to the Australian Institute of Architects (AIA), only 3-5% of new home builds involve an architect’s expertise. To help you make the right decision for your future home, let’s look at the differences between architects and building designers. What Does an Architect Do vs a Building Designer? Architects and building designers both create plans and designs for new homes, but specialise in different types of residential building projects. Architects must hold an accredited university degree in architecture and practical experience. In Queensland, architects must be registered with the Board of Architects of Queensland (BOAQ). Architects are experts when it comes to creating complex or unconventional building designs that often follow a theme or concept. Building designers do not always hold the same qualifications, but have significant years of practical experience in designing residential projects. The Building Designers Association of Australia (BDAA) estimates that 75-80% of all new homes are designed by building designers. In Queensland, building designers must hold BDAA accreditation as proof of quality of service. Is an Architect or Building Designer Better for a New Home Build? Building designers and architects offer a range of services and expertise to suit different types of new home building projects. While building designers service the majority of new home builds, the decision to work with one instead of an architect will come down to your design preferences, financial circumstances, and expected timeline. Cost Comparison In terms of cost, architectural services for a new home can be as high as 7-10% of the build cost, while building designers typically charge 3-5%. With the average cost to build a new home in Townsville at $625,000 for a standard 4-bedroom house, choosing to work with a building designer over an architect can mean a difference of over $40,000 for a new home build. Building Timeline Building designers usually have a selection of pre-designed home layouts to choose from. This simplifies and shortens the process for many people who already have some idea about what they want (e.g. number of bedrooms, placement of rooms). This is opposed to the architectural process for a custom home, which involves a lengthy design process from concept to detailed drawings. A pre-designed home layout is already planned to meet building regulations, making it more likely to obtain development approval quicker and experience fewer complications during construction. Ease of Process Building designers often work closely with local builders, providing more quality control over the final outcome of the build. Architects usually outsource the construction to external contractors through a bidding process, which can add to the complexity and timeline of the build. For most aspiring homeowners, a building designer can deliver a beautiful, functional home design without breaking the bank. If you have the idea (and budget) for a one-of-a-kind custom home, an architect will be a better choice for the project. At John Munro Builder, we have refined our building design services over 20 years of experience delivering new homes in Townsville. We have a team of building designers that walk you through the entire process of creating your dream home, from the initial design consultation to the final fittings and finishes. Enquire with our new home builder consultants to find out more about our packages.

A Guide to New Home Build Inclusions in QLD

Each home build package will be entirely unique to the builder. Inclusions or specifications will be a key part of each new home build package, informing the price and timeline of the build. Some features are considered standard inclusions, which means the features are included by default in every design and package. Outside of standard inclusions, builders may also offer add-on specifications or inclusions that add value to the property. What Are the Standard Inclusions of a New Home Build in QLD? Standard inclusions for new home builds in Queensland encompass construction and design services, legal and administrative support, and the aforementioned property features. Construction & Design Services Building services refers to what you’re actually getting from your builder when you choose a build package. The ‘services’ will include everything from designing and planning to soil testing and foundational work before the structure of the home is built. New home builds either have a pre-designed layout developed by the builder or a custom design tailored to the buyer’s preferences. This design phase is also included in the total cost of a new home build. In Queensland, home designs are also required to meet the national standard of a minimum 7-star energy rating - this requirement is managed by builders during the design stage. Legal & Administrative Support Every new build must first obtain developmental approval (DA) from the local council - the legal and application process for obtaining DA will be managed by the builder. Legal support for the build also includes builder’s insurance, which requires builders to purchase insurance that covers the cost of addressing any future defects or repair requirements of the home. This insurance is part of the Queensland Home Warranty Scheme, which provides homeowners with up to 6 years and 6 months of insurance coverage for building issues. Property Features Internal and external property features commonly listed as standard inclusions in Queensland builds include: Rendered external walls, complete roofing, fascias, gutters, and fencing Walls and roof insulation Standard internal finishes: internal doors, painted walls and ceilings, skirtings Kitchen cabinetry and appliances: cooktop, oven, rangehood, benchtops Bathroom fittings: toilet, shower, bath, basin, mirrors, small accessories Electrical system: wiring, power points, switches, network ports, tested before handover Plumbing to the kitchen, bathroom, and laundry Full waterproofing for wet areas Flooring throughout the home Air-conditioning system Non-standard Inclusions to Consider Adding to the Build Many builders offer additional inclusions for new builds that will make the property more comfortable or convenient, and add more value to the property. Opting for the add-on inclusions during the building phase also allows homeowners to save costs of installation later on. Driveway A driveway is not always included as part of a standard build package in Queensland. In many cases, only the crossover to the street is provided, leaving the remainder for homeowners to organise after handover. If a driveway is included in a package, the material is typically only gravel. Builders often offer exposed aggregate, coloured concrete, or plain concrete options as add-ons to enhance the home’s exterior. Landscaping Landscaping is another feature frequently excluded from standard inclusions. When a home is completed and ready for occupancy, the outdoor area is often given a basic level of landscaping treatment in line with council requirements. Homeowners who plan to use the home’s outdoor space as an entertaining area or a garden can opt for landscaping packages offered by the builder. Landscaping services can include lawn design and installation, garden beds, pathway edging, and irrigation. Interior Design Services Interior design is usually reserved for custom home builds or premium build packages. For most pre-designed home build packages, builders typically offer only a basic level of customisation in interior design and colour schemes. Upgrading a building package to include interior design means homeowners can get the colour schemes, cabinetry, flooring, and design elements desired, avoiding expensive changes later on. Luxury Appliances Standard home build packages include a basic set of appliances. Homeowners can choose to upgrade to luxury appliance inclusions, such as higher-capacity ovens, induction cooktops, integrated dishwashers, or premium rangehoods. This ensures the home is equipped with high-quality appliances from day one, enhancing the convenience and comfort of moving in. John Munro Builder is a leading home builder in Townsville - we have a wide range of house and land packages that come fitted with standard and extra inclusions such as cooktops, kitchen appliances, taps, toilets, air conditioners, fences, interior design services, and driveways. Our home designs feature layouts that maximise indoor and outdoor spaces while offering comfort and privacy.

Can You Claim Depreciation on a New Home You Build?

When you buy a property, its structural value and assets will depreciate over time due to wear and tear. Owners can make depreciation claims to offset the value lost due to depreciation and enjoy a reduction in taxable income. Owning property does not automatically make you eligible to claim depreciation - your ability to claim depreciation will depend on how the property is used. When Can You Claim Depreciation on a Home You Own? One of the biggest questions for first-time homeowners is whether they can claim depreciation on a new home they have built. The general rule is that depreciation can only be claimed on a new home build (or any property for that matter) if the property is used to generate income. New home builds for investment (i.e. rental properties) are the best example. If you have built a new home and are planning to rent it out as an investment property, you will be eligible to claim depreciation for it as long as it is used for that purpose. Using a newly built home as your primary residence generally makes you ineligible to claim depreciation. However, there are exceptions to this. If a section of your home is used to generate income, you may be able to claim partial depreciation. Examples include: Using an area of your home as a place of business (such as a family daycare) Leasing out a section of your home Short-term rentals (using the home as a holiday rental) In such cases, the amount of depreciation that can be claimed will be based on the percentage of the property that is used for income-generating activities. The Australian Taxation Office (ATO) has strict criteria for claiming partial depreciation, and you may be required to submit proof to show how your home is being used to generate income. How Depreciation is Calculated for a New Home BuilD Owners of a new home build can claim two forms of depreciation: capital works deductions and plant and equipment deductions. Capital works refers to the structure and permanent fixtures of the home - walls, doors, insulation, skylights, and bathroom fixtures. Floor coverings, ducted air conditioning units for the whole home, gym equipment installed in the home, and ceiling fans are examples of plant and equipment that can be easily removed. You can claim depreciation on new home builds at 2.5 per cent over 40 years, under capital works provisions. Plant and equipment depreciation claims will be based on the asset’s effective life in line with the ATO’s estimates. Plant and equipment depreciation is usually claimed under the diminishing value method. A new home build valued at $700,000 can claim depreciation according to the following estimates: Depreciation Year 1 (Estimated Claim) Year 5 (Estimated Claim) Total 5-Year Cumulative Claim Capital Works $11,250 - $13,750 $11,250 - $13,750 $56,250 - $68,750 Plant & Equipment $4,000 - $8,000 $1,500 - $3,000 $16,000 - $28,000 Total Depreciation Claim $15,250 - $21,750 $12,750 - $16,750 $72,250 - $96,750 The Process for Claiming Depreciation on Your Home Claiming depreciation on a new home, whether it is partially or entirely used to generate income, will require a depreciation schedule. You will need to work with a Quantity Surveyor to obtain a depreciation schedule. Quantity surveyors will assess the property’s value and determine the amount of depreciation that can be claimed. Once created, the depreciation schedule will outline the amount of tax deductions that can be claimed each year. In short, you can claim depreciation on a new home build as long as it is used to generate income. If your new home is used solely as a private residence, you cannot claim depreciation. As a multi-award-winning home builder in Townsville, John Munro Builder can help you create a stunning new home build for residence, investment, or as a place of business. Get in touch with our team today to find out how we can build the home of your dreams.

What the Home Guarantee Scheme Expansion Means for Buyers

The Home Guarantee Scheme was first implemented on the 1st of January 2020, to help first-home buyers purchase a home sooner. The Scheme has been in operation since 2022. On October 1, 2025, the government made changes and expanded the Scheme’s accessibility. The expansion of the Home Guarantee Scheme came into effect on the 1st of October, 2025. Now, price caps have increased, income limits have been removed, and a wider range of lenders can offer the scheme. So, what does the expansion really mean for first-home buyers? In this article, we will discuss both the benefits and limitations of the expanded Home Guarantee Scheme as of October 2025. What is the Home Guarantee Scheme? The Home Guarantee Scheme is a national Government scheme that helps eligible Australians buy their first home. Under this Scheme, first homebuyers can purchase a home using a 5% deposit without paying Lenders Mortgage Insurance (LMI). Housing Australia plays a significant role in this Scheme. They act as the guarantor, allowing the lender to waive the LMI fee on the loan (which is 95% of the property’s value), as well as stepping in if the mortgage ends up in default. To be eligible for the Home Guarantee Scheme, first homebuyers must be Australian citizens or permanent residents, 18 years old or older, plan to live in the property, have not owned property or land in Australia in the last 10 years, and have saved a minimum deposit of 5%. The Home Guarantee Scheme expansion As of the 1st of October, 2025, the Home Guarantee Scheme has expanded for greater accessibility. Before the expansion, applicants had to have a taxable income of $125,000 or less for individual applicants and $200,000 for joint applicants; after the expansion, income limits do not apply. This means that all first-home buyers will have access to the Scheme, regardless of their income. The limit to the number of places available on the scheme is also removed, and property price caps have increased. In Sydney, the price cap for property purchases has risen from $900,000 to $1.5 million, and Brisbane and Queensland regional centres saw a $300,000 jump from $700,000 to $1 million. Weaker housing markets, like Darwin and Hobart, did not see significant changes in price caps. What does the Home Guarantee Scheme expansion mean for buyers? The Home Guarantee Schemes expansion means first-home buyers can get into the property market sooner. According to the government, the Scheme expansion cuts years off saving for a deposit and saves tens of thousands of dollars on Lenders Mortgage Insurance. With the prominence of Housing Australia, a diverse range of lenders can offer the scheme, giving buyers the choice to buy a home through smaller, customer-owned, and regional banks. The results of the expansion to the Scheme are projected to double the number of affordable homes available for first-home buyers. However, while the Scheme expansion comes with a range of benefits, there are considerations and risks first-home buyers should be aware of: Yes, you won’t need to pay LMI, but there are other costs than just the 5% house deposit. Other costs to consider include stamp duty, pest inspections, building inspections, conveyancing fees, and other legal fees. The interest paid over the life of the loan depends heavily on the size of the deposit and the amount borrowed. So, the smaller your deposit and the more you borrow, the more your interest payments will be. Supply and demand. With more buyers in the property market due to the Scheme, property prices can rise. If you are a first-home buyer, looking into the Home Guarantee Scheme to fast-track putting down a house deposit, it’s crucial to understand the pros and cons of the Scheme. As multi-award-winning builders in Townsville, the team at John Munro understands the ins and outs of the Home Guarantee Scheme expansion and what it means for buyers. We ensure you understand the Scheme and guide you towards the best decision for your financial and personal situation. Contact John Munro Builders today by calling (07) 4440 5211 or sending an email enquiry.

Location vs Size - What Matters More in Property Investments

It’s an age-old question when it comes to investing in property: should I choose a property based on location or size? In an ideal world, we would have both, but soaring property prices and lack of space often make this unobtainable. So, should you opt for a smaller property in a prime location, or go for a bigger unit off the beaten track? We’ll tell you why each factor is important so that you can balance your options and decide what is best for you. Why Is Location Important for Property Investments? Generally, location matters more when it comes to investing in property. Properties in developed locations are closer to amenities, transportation, and job opportunities, which naturally increases appeal for both buyers and renters. Investing in a good location is also a safer bet because properties in a good neighbourhood are less susceptible to price fluctuations and more likely to hold their value. And they are always in demand so you will likely avoid long listing times when reselling or renting it out. Features of a Good Location If you’re considering the location of a property and whether it’s the right investment (based on this location), consider these six factors. Accessibility - Is the property close to public transport or major highways? Amenities - properties closer to shops, restaurants, and schools are ideal. Employment opportunities - plenty of jobs in the area (and it’s easy enough to commute to job locations) is a drawcard. Safety - Areas with an established, safe, community and low crime rate contribute to a strong investment location. Future development - Any plans for future projects (amenities/public transport) can influence property value growth. Resale potential - Is the property likely to maintain its value and have good potential for resale down the line? But What About Size? The general rule of thumb when it comes to property investment is that a smaller property in a popular location will perform better than a large property in a less desirable area. But, there are some cases where size could be beneficial. Larger properties on bigger plots of land offer more space and flexibility, which may be a priority for families or people seeking a quieter lifestyle. More space means more opportunities for development or expansion - whether it be extra bedrooms, larger living areas, or add-ons like home offices. These can all help to increase a property’s value. Having a larger outdoor area is attractive for buyers/renters with children or pets, or for those who enjoy relaxing and entertaining outside. Does Location or Size Matter More in Townsville? In Townsville, QLD, investing in a well-located property is your best bet for success. The city is emerging as one of the fastest-growing property markets in Australia and house prices have seen a consistent increase for a number of years. It is also attracting a wide-range of people - including first-time buyers, retirees, and families looking for holiday homes - and its great weather, stunning views, and good quality of life means the property market won’t be slowing down any time soon. Townsville is undergoing major developments with a $251 million port expansion, renewable energy initiatives, and more schools being built and refurbished. Where Should I Invest Property in Townsville? So, where are the best locations in Townsville to buy and invest? North Ward: One of the most popular areas in Townsville thanks to the beach, amenities, and potential for future developments. It is home to the bustling Strand promenade and quieter Castle Hill, offering a mix of properties right in the heart of the city. Annandale: More family-friendly than North Ward, but still just a short drive away from the city. It is a leafy suburb with good schools, parks, and a safe neighbourhood. Alligator Creek: Alligator Creek is emerging as Townsville’s semi-rural hotspot, with rising prices, new acreage estates, and strong lifestyle appeal. It offers space and privacy with growth potential, though infrastructure and commute remain key considerations. Mount Low: Offers more affordable properties within a rapidly developing suburb. You can find larger units which are close to amenities, so you get the best of both worlds. John Munro offers house and land packages in Townsville that offer a balance between location and size. We work closely with buyers and investors to simplify the process of building a new property, without compromising on build quality, style, and community. Get in touch with our team to learn more about our house and land packages or new home build services in Townsville.

New Builds in QLD - Government Grants and Incentives

Buying a new home is a huge milestone. To make homeownership more achievable for Queenslanders, the state government has launched grants and incentives to reduce the upfront cost of purchasing a home. Here’s what aspiring home owners need to know about the available government schemes offered in Queensland in 2025. First Home Owner Grant (FHOG) The First Home Owner Grant provides a lump sum of $30,000 to eligible first time home buyers. The grant amount can be used to offset the costs of buying or building a new build. The FHOG can be applied to off-the-plan purchases of houses and apartments, or house-and-land packages valued under $750,000. The FHOG grant amount was doubled from $15,000 to $30,000 in November 2023. During early June 2025, the Queensland Government announced that the doubled grant will be extended by another 12 months to include eligible contracts signed before 30 June 2026. The FHOG is expected to revert to $15,000 after 30 June 2026. FHOG Eligibility Requirements Applicants must be at least 18 years old and hold Australian citizenship or Permanent Residency. Applicants must not have previously owned property in Australia, even as a joint owner. Built homes must be lived in for a minimum of six consecutive months within the first year of completion. Stamp Duty (Transfer Duty) Exemption Stamp duty is a tax on every property transaction. The dutiable amount is based on a percentage of the property’s price, and can make up a substantial portion of the purchase costs. Under the first home (new home) concession scheme, first-time home buyers purchasing or building a new home can claim a full concession for transfer duty. This stamp duty exemption applies to both house-and-land packages, off-the-plan builds, and new builds that have not been previously occupied. Unlike the FHOG, there is no cap on the maximum value of the property for the full concession to apply. The first home stamp duty concession for new homes is applicable to contracts signed from 1 May 2025 onwards. Here are some examples on how much first-time home buyers can save with the first home (new home) concession scheme. New home value Stamp duty savings $500,000 $15,700 $600,000 $20,200 $700,000 $24,700 $800,000 $29,200 $900,000 $33,700 $1,000,000 $38,200 Stamp Duty Concession For New Builds A stamp duty concession also applies to Queenslanders building a new home who have previously owned property. This concession applies to the first $350,000 of the new build and the general stamp duty rate applies to the balance. Applied to a new home valued at $550,000, the home concession reduces the amount of transfer duty payable by $7,175. Value of the new home $550,000 Transfer duty after home concession on the first $350,000 $3,500 Transfer duty on the remaining $200,000 $7,100 Total transfer duty after home concession $10,600 Total transfer duty without home concession $17,775 Transfer duty savings with home concession $7,175 To be eligible to claim the home concession for a new build, individuals must: Acquire the property as an individual Occupy the property as a main place of residence within 1 year of completion Not use the new build for rent or sell the property within 1 year after moving into the property There are no citizenship requirements for claiming the home concession. Boost to Buy (Shared Equity Scheme) The Queensland Government launched the Boost to Buy scheme on 1 July 2025 to help buyers purchase a home with lower deposit requirements. In the Boost to Buy scheme, the government contributes a percentage of a property’s equity (30% for new homes and 25% for existing homes) - this allows buyers to purchase the property at a 2% deposit, without the need for lender's mortgage insurance. The Boost to Buy scheme significantly lowers the upfront cost of purchasing a home, ideal for buyers who can afford regular mortgage repayments but are unable to secure a deposit. Properties that are valued under $1,000,000 will be eligible for the Boost to Buy scheme. Applicants must also not have previously owned property in Australia, and meet the annual income limit of $150,000 for individuals and $225,000 for couples. For prospective homeowners and those planning to build a new home in regional Queensland, John Munro Builder is a local home builder in Townsville with over 20 years of experience delivering quality builds that exceed our clients’ expectations. Our team works to ensure that you have the right advice for the government grants and incentives that apply, whether you’re building your first home or a dream home.