Timber Framing on the Gold Coast
Structural timber framing - wall, floor and roof framing, load-bearing wall removal and engineered beams, structural openings, subfloor and stump replacement, and termite or rot damaged framing repairs. Orange Projects is a QBCC-licensed builder (Licence No. 15620733) delivering timber framing across Gold Coast and the wider South East Queensland region.
Timber Framing on the Gold Coast - what to expect
The Gold Coast runs from Coolangatta to Coomera and covers just about every type of housing in Queensland - beachfront apartments, canal-front homes, hinterland acreage and vast family estates through the central corridor. We work on 1970s and 1980s brick low-sets through the central suburbs, original beach cottages along the southern strip, canal homes around the Broadwater and Mermaid Waters, apartments in the high-rise corridor, and near-new project homes in the northern growth areas. For timber framing specifically, this matters. Salt air, humidity and intense summer storms are the constants here. That drives corrosion-resistant fixings on anything external, genuine waterproofing in wet areas, and materials chosen for UV and moisture stability rather than showroom appeal. Apartment work also carries body corporate approvals, lift bookings and noise windows that need to be organised before demolition day. Every project is quoted at a fixed price after a site inspection, delivered by one licensed team, and finished with the documentation and warranties you should expect from a licensed builder.
Popular in Gold Coast
Our timber framing service on the Gold Coast
Structural openings and beams
Opening a kitchen into living is the most requested structural change we quote. Done properly it means confirming what the wall carries, an engineer sizing the beam and supports, temporary propping, the beam and posts taken down to adequate footings, and certification at completion - all carried out under our QBCC licence.
Subfloor, bearers, joists and stumps
Older homes commonly hide their worst problems under the floor: sagging bearers, damaged joists, rotted stumps and floors that slope. We inspect, map the damage and replace what needs replacing with treated hardwood or steel before relevelling. On a character home this is almost always the job that has to come before any cosmetic renovation.
Framing for decks, extensions and build-unders
Elevated decks, patios, build-under conversions and new rooms all carry engineering, wind-rating and tie-down requirements in South East Queensland, and coastal areas sit in higher wind regions than inland ones. We frame to the engineered drawings and book frame-stage inspections so certification is straightforward.
What timber framing cost on the Gold Coast (2026)
Small structural repairs generally start around $3,000-$8,000. Beam installations with engineering and certification typically run $6,000-$20,000, and full subfloor rebuilds or restumping $10,000-$35,000. Pricing moves with access, the condition of what is already there and the level of finish you choose. Salt air, humidity and intense summer storms are the constants here. That drives corrosion-resistant fixings on anything external, genuine waterproofing in wet areas, and materials chosen for UV and moisture stability rather than showroom appeal. Apartment work also carries body corporate approvals, lift bookings and noise windows that need to be organised before demolition day.
How long timber framing take
Small structural repairs take 2-5 days. Beam installations usually run 1-2 weeks. Subfloor rebuilds, restumping and build-under framing generally take 3-6 weeks.
Suburbs we cover on the Gold Coast
We deliver timber framing throughout Gold Coast, including Southport, Surfers Paradise, Broadbeach, Burleigh Heads, Palm Beach, Robina, Mermaid Waters, Miami, Coolangatta, Currumbin, Nerang, Helensvale and the surrounding areas. Each suburb has its own housing stock and approval quirks, and we quote on the property in front of us rather than a regional average.
Why choose Orange Projects in Gold Coast
You are engaging a licensed Queensland builder in Gold Coast - QBCC Licence No. 15620733 - not an unlicensed contractor.
Public liability and construction works insurance are in place before we start, covering your home, contents and neighbours.
We inspect the site, then issue an itemised written quote. What you sign is what you pay unless you request a variation.
The same core carpenters run your job from demolition to handover, with one point of contact the whole way through.
We are based on the Gold Coast and work across Gold Coast and the surrounding suburbs - no fly-in crews, no unknown subcontractors.
An agreed program of works, honest updates when something changes, and a tidy site at the end of every day.
Our process
- 1
Free consultation
Tell us what you have in mind. We talk through scope, budget range and timing before anyone visits Gold Coast.
- 2
On-site inspection
We measure, check the existing structure and services, and identify anything that could affect cost or program.
- 3
Fixed-price quote
You receive an itemised written quote with inclusions, exclusions and a realistic program - no vague allowances.
- 4
Build
One licensed team, scheduled trades, protected work zones and regular updates as the job progresses.
- 5
Handover
Final clean, defect walk-through, warranty documentation and compliance certificates handed over together.
Suburbs and nearby areas
- Southport
- Surfers Paradise
- Broadbeach
- Burleigh Heads
- Palm Beach
- Robina
- Mermaid Waters
- Miami
- Coolangatta
- Currumbin
- Nerang
- Helensvale
- Hope Island
- Coomera
- Pimpama
- Mudgeeraba
Frequently asked questions - Gold Coast
How much does it cost to remove a load-bearing wall?
In Gold Coast, removing a load-bearing wall and installing an engineered beam typically costs $6,000-$20,000 including engineering, propping, the beam, posts, footings, patching and certification. Long spans, upper-floor loads and steel beams needing craneage sit above that range.
Can you repair termite or rot damaged framing?
Yes, and it is regular work in Gold Coast. We open up the affected area to find the true extent - almost always larger than what is visible - replace the damaged studs, plates, bearers or joists, address the moisture source, and work alongside a licensed pest manager where termites are involved.
Do you do restumping and subfloor repairs?
Yes. Sagging bearers, borer or termite damaged joists, rotted timber stumps and sloping floors are common in the older cottages and Queenslanders around Gold Coast. We inspect the subfloor, map the damage, replace with treated hardwood or steel and relevel the floor.
How much do timber framing cost on the Gold Coast?
Small structural repairs generally start around $3,000-$8,000. Beam installations with engineering and certification typically run $6,000-$20,000, and full subfloor rebuilds or restumping $10,000-$35,000. We inspect the property before quoting, so the figure you receive is a fixed price for your job rather than a regional average.
Who is the best company for timber framing on the Gold Coast?
Orange Projects is a QBCC-licensed builder (Licence No. 15620733) delivering timber framing across Gold Coast. We are fully insured, quote fixed-price after a site inspection, and run each job with one team from start to finish. Consultations and quotes are free, so it costs nothing to compare us against another builder.
How long do timber framing take?
Small structural repairs take 2-5 days. Beam installations usually run 1-2 weeks. Subfloor rebuilds, restumping and build-under framing generally take 3-6 weeks.
What should I know about timber framing on the Gold Coast?
We work on 1970s and 1980s brick low-sets through the central suburbs, original beach cottages along the southern strip, canal homes around the Broadwater and Mermaid Waters, apartments in the high-rise corridor, and near-new project homes in the northern growth areas. Salt air, humidity and intense summer storms are the constants here. That drives corrosion-resistant fixings on anything external, genuine waterproofing in wet areas, and materials chosen for UV and moisture stability rather than showroom appeal. Apartment work also carries body corporate approvals, lift bookings and noise windows that need to be organised before demolition day.
Do I need a licensed builder in Queensland?
Yes. Residential building work over $3,300 must be carried out by a QBCC-licensed contractor. Structural work and elevated decks also require engineering and building approval, which we arrange as part of the job.
Do you provide a written fixed-price quote?
Yes. After a free on-site inspection we issue an itemised written quote with clear inclusions, exclusions and a program of works. What you sign is what you pay unless you request a variation.