In short
We extend, repair and remodel homes across Birkdale 4159 — post-war timber, 1970s and 80s brick, and the occasional acreage block. Two local variables shape most quotes here: overland flow and drainage on the low ground toward Tingalpa Creek, and termite or moisture damage in older subfloors and wall frames.
01 — The housing
What we work on in Birkdale
Birkdale has some of the largest residential blocks in the bayside Redlands, and housing that spans forty years — post-war timber homes, low-set 1970s and 80s brick, and pockets of newer infill on subdivided land. The generous block sizes are the reason most of our work here is addition rather than reconfiguration.
That means rear extensions, second storeys and decks that actually have somewhere to go, plus the less glamorous work older houses need: replacing termite-eaten or rotted framing, re-levelling floors, renewing stumps and bearers, and rebuilding wet areas that were never waterproofed. On the timber homes, building in underneath is often the cheapest floor area you will ever add.
- Rear and side extensions on large blocks, and single-to-double storey conversions.
- Termite and rot damage repaired — framing, bearers, joists and stumps replaced.
- Building in under high-set homes for a new living space, office or gym.
- Decks, pergolas and re-levelled subfloors on older timber houses.
02 — Services
What we build here
03 — Local detail
What changes a quote in Birkdale
Water comes first here. The lower parts of Birkdale drain toward Tingalpa Creek and the surrounding channels, and Redland City Council's overland flow mapping affects floor levels, subfloor detailing, retaining and what needs approval. We read the property report before design, because moving a floor level on paper is free and moving it after approval is not.
Local note
On any house built before the mid-eighties we quote on the basis that the frame may have damage we cannot see. Rather than pad the price, we flag the likely areas — wet-wall bottom plates, subfloor bearers, the sunny side of the house — and price the repair as a rate, so if it is clean you do not pay for it.
Second is the condition of what you are building onto. There is no point bolting a new extension to a frame that is failing, so we open up a small area and check the structure before pricing the fun part. Termite damage, previous unpermitted work and old stumps are the three things that most often change scope on a Birkdale job.
Can you build in underneath my high-set Birkdale home?
Usually, yes — it is one of the best value additions on an older timber home. The two constraints are ceiling height under the existing floor and the condition of the stumps and bearers, both of which we check before quoting.
How do I know if the termite damage is structural?
By opening it up. Surface damage in a skirting means little; damage in a bottom plate, bearer or wall stud is structural and needs the member replaced and the load supported while it happens. We inspect, photograph and quote the actual repair, and treatment stays with a licensed pest manager.
Does overland flow mapping stop me extending?
Rarely. It changes what you build and at what level — floor heights, materials, how water passes through the site — and it means the design has to acknowledge it. It is a design constraint, not a refusal.
Before you start
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