Timber Framing in Mermaid Waters
Structural timber framing for walls, floors and roofs, plus wall removal with engineered beams, structural openings, and subfloor and stump replacement. Orange Projects is QBCC licensed (Licence No. 15620733) delivering timber framing across Mermaid Waters and the wider Gold Coast region.
- QBCC Licensed
- Fully Insured
- Fixed-Price Quotes
- Gold Coast Based
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Timber Framing services in Mermaid Waters
Orange Projects provides timber framing throughout Mermaid Waters. Structural timber framing for walls, floors and roofs, plus wall removal with engineered beams, structural openings, and subfloor and stump replacement.
We inspect the site, confirm the work and provide a written quote. Engineering, approvals and certification are arranged where required.
You receive clear updates during the job and the documents and warranties that apply at handover. QBCC Licence No. 15620733.
Our timber framing service in Mermaid Waters
Repairs that older homes actually need in Mermaid Waters
Failures in older stock follow a pattern: rot at the base of posts and bearers, split or termite-damaged framing behind wet areas, sagging floors over failed stumps, and cladding that has held water behind unsealed joints. We open up enough to see the real extent before pricing, because a patch over rotten timber fails again within a couple of years. 1970s to 90s homes on canal and dry blocks, most now needing kitchen, bathroom and flooring renewal.
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 can require engineering, wind-rated details and tie-downs. We frame to the approved drawings and arrange the required inspections so the work can be certified.
What timber framing costs in Mermaid Waters (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. Prices move with access, the condition of what is already there, how much structural work is involved and the level of finish you choose. We confirm all of that at the inspection and price your Mermaid Waters job rather than quoting from a range.
Why choose Orange Projects
We are based on the Gold Coast and work across Mermaid Waters 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.
You are engaging a QBCC licensed Queensland business in Mermaid Waters - 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.
Our process
- 01
Free consultation
Tell us what you have in mind. We talk through scope, budget range and timing before anyone visits Mermaid Waters.
- 02
On-site inspection
We measure, check the existing structure and services, and identify anything that could affect cost or program.
- 03
Fixed-price quote
You receive an itemised written quote with inclusions, exclusions and a realistic program - no vague allowances.
- 04
Build
One licensed team, scheduled trades, protected work zones and regular updates as the job progresses.
- 05
Handover
Final clean, defect walk-through, warranty documentation and compliance certificates handed over together.
Areas we cover around Mermaid Waters
Frequently asked questions
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Free quote for timber framing in Mermaid Waters
Orange Projects is QBCC licensed (No. 15620733) and fully insured. Tell us about your Mermaid Waters project and we will inspect the site and send a fixed-price quote in writing. QBCC Licence No. 15620733.
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