Frequently asked questions
Common questions about renovating, extending and building in the Byron Shire.
Getting started
Do I need an architect before I contact a builder?
For substantial projects, having an architect or designer engaged makes the conversation more concrete. The drawings give the builder something specific to talk about. But you do not need finished plans before reaching out. A lot of projects start with a conversation about the site, the brief and the budget, with the architect engaged shortly after.
Do I need plans before I get a quote?
For a formal scope of work and fixed quote, yes. For an initial conversation and rough budget guidance, no. Canstruct will be honest about what is possible at each stage.
What's the difference between a builder and a project manager?
A builder holds the licence to carry out building work, employs or engages the trades directly, and is contractually responsible for the result. A project manager coordinates a project on behalf of the client but does not typically hold the building licence. Canstruct works as the builder, with Jason personally overseeing the project as the licensed builder responsible for it.
How early should I involve a builder?
The earlier the better, particularly on more complex projects. Builders bring practical buildability knowledge that can shape the design before it is locked, saving cost and time later. The typical engagement point is at or before construction certificate stage, but earlier conversations are welcome.
Approvals and process
What is a DA and do I need one?
A development application (DA) is the planning approval lodged with council for any project that changes the form, use or impact of a building beyond minor internal work. Most extensions, new homes and substantial renovations require a DA. Internal-only renovations often do not. Your architect or designer will confirm what your project needs.
What is a construction certificate?
A construction certificate (CC) is the technical approval that confirms your project complies with the Building Code of Australia. The CC is issued by a certifier, separate from the DA, and is required before any building work can start on site.
What does a certifier do, and should I use a private or council certifier?
A certifier (formally a Principal Certifying Authority, or PCA) is the qualified professional who issues the construction certificate at the start of a project and the occupation certificate at the end. They inspect the building at key stages during construction (typically footings, frame, waterproofing and final) to confirm compliance. You can appoint a private certifier or use the council’s service. Private certifiers are often faster to coordinate with through a build, which is why most clients use one, but either does the same job.
What's the difference between a CDC and a DA?
A complying development certificate (CDC) is a faster, combined approval path for projects that fall within prescribed standards. It rolls the planning and construction approval into one document and is issued by a private certifier rather than the council. Not all projects qualify; the architect or designer will advise.
What is a town planner and how can they help?
A town planner advises on what you can build on a site and how to get it approved. They understand the local environmental plan and council requirements, and can prepare or guide a development application, particularly on complex or constrained sites. Not every project needs one. For straightforward work, your architect or designer and the council are usually enough. We can point you toward a planner, or you can approach council directly to talk through your options.
Costing and quoting
How do builders quote?
There are several common approaches. Rough budgets at the start of a project are based on the brief and the builder’s experience. A fixed quote follows a detailed scope of work and is the basis for the contract. Cost-plus arrangements are used on more complex projects where the scope cannot be fully defined upfront. Canstruct works toward a fixed scope and quote wherever the project allows it, and cost-plus is a sound approach too where the project suits it. The right method depends on the project.
What's in a scope of work document?
A scope of work lists every component of the project: materials, finishes, fixtures, allowances, structural work, services, exclusions. It is organised by trade and by location in the building. The accompanying tender summary breaks down the costing line by line. Together, the documents are the basis for the contract and your reference point throughout the build.
Why does an early budget conversation matter?
Because designs that are not tested against budget early often get redrawn late. An early conversation about realistic costs lets the design develop in the right direction, with the right scope, the right finishes and the right materials. It is much cheaper to make changes on paper than on site.
Time and living arrangements
How long does a renovation take?
A kitchen and bathroom renovation might run three to four months on site. A full internal renovation with structural work is usually six to nine months. A whole-home renovation with an extension can be twelve to eighteen months. Add a DA period at the front of three to six months for most projects.
Can we stay in the home during the build?
Sometimes. For a single-room renovation, usually yes. For a rear extension that does not disrupt the existing house, often yes. For a full internal renovation or a first floor addition, usually no. Canstruct will give you an honest answer at the scope stage.
Working with Canstruct
What kinds of projects does Canstruct take on?
Residential renovations, extensions, new homes, heritage and remedial work. The common thread is design-led residential building where the detail matters. Canstruct does not take on project-builder volume work.
Do you work outside Mullumbimby?
Yes. The primary catchment is the Byron Shire (Mullumbimby, Brunswick Heads, Ocean Shores, Byron Bay, Bangalow, New Brighton and South Golden Beach), with select work in the broader Northern Rivers including Lennox Head and Alstonville. Sydney projects continue selectively for existing clients.
Do you work with our architect?
Yes. Most Canstruct projects involve an external architect or designer. We are comfortable joining a project where the design team is already engaged, and we will work alongside them rather than around them.