Timber Framing Gold Coast
Structural timber framing across the Gold Coast and Brisbane - wall, floor and roof framing, load-bearing wall removals and beam installation, subfloor and stump replacement, and termite or rot damaged framing repairs.
Orange Projects carries out structural timber framing on the Gold Coast and Brisbane: wall, floor and roof framing, structural openings and beam installation, subfloor and stump replacement, and repairs to termite or rot damaged framing. All framing is QBCC-licensed work with engineering and certification coordinated where required.
- Typical range
- $3k - $80k+ per job
- Timeframe
- 2 days - 6 weeks
- Engineering
- Coordinated where structural
- Credentials
- QBCC-licensed, certified structural work
Overview
Framing is the part of a build nobody sees and everything depends on. Walls that are out of plumb, floors that bounce, roofs that sag and openings that were cut without a proper lintel are problems that surface years later as cracked cornices, sticking doors and floors that never feel right. Orange Projects is a carpentry-led building company, so structural framing is core work for us rather than something we subcontract. We frame new walls, floors and roofs, remove load-bearing walls and install beams with engineering and certification, rebuild subfloors and replace stumps, and repair framing that termites or moisture have compromised - across the Gold Coast, Brisbane and the surrounding areas.
What's included
- Wall framing - new walls, partitions and structural walls
- Floor framing, bearers, joists and subfloor rebuilds
- Roof carpentry, rafters, trusses and structural roof repairs
- Load-bearing wall removal with engineered beams
- Structural openings for doors, windows and stackers
- Stump replacement, restumping and levelling
- Termite and rot damaged framing replacement
- Steel post, beam and bracket installation
- Deck, pergola and patio structural framing
- Build-under and garage conversion framing
Removing load-bearing walls the right way
Opening a kitchen into living is the most requested structural change we quote. Doing it properly means confirming what the wall carries, engaging an engineer to size the beam and its supports, propping the structure temporarily, installing the beam and posts down to an adequate footing, and having the work certified. The cost difference between doing this correctly and doing it cheaply is a few thousand dollars. The cost of getting it wrong is structural.
Subfloor, bearers, joists and stumps
Older Gold Coast and Brisbane homes - post-war cottages, Queenslanders and beach shacks - commonly have subfloor issues: sagging bearers, borer or termite damaged joists, rotted timber stumps and floors that slope. We inspect under the house, map the damage, and replace what needs replacing with treated hardwood or steel, then level the floor. This is nearly always the first job on a character home, before any cosmetic renovation is worth spending money on.
Termite and moisture damaged framing
Queensland framing has two enemies: termites and water. We open up affected areas to find the actual extent - it is almost always larger than the visible damage - replace the compromised members, address the moisture source or engage a licensed pest manager for the termite side, and reinstate linings and finishes. Insurance claims for storm and water damaged framing are also work we handle regularly.
Framing for decks, extensions and build-unders
Elevated decks, patios, build-under conversions and new room framing all carry engineering, wind-rating and tie-down requirements in South East Queensland. Coastal suburbs sit in higher wind regions than inland areas, which changes bracing, fixings and post details. We frame to the engineered drawings and arrange the inspections at frame stage so the certifier signs off without drama.
Why choose Orange Projects
QBCC-licensed & fully insured
Orange Projects is a QBCC-licensed business carrying full public liability and works insurance, so every Gold Coast project is delivered under a QBCC-licensed business, insured, protected contract.
Gold Coast renovation specialists
We have hands-on experience in the Gold Coast climate, coastal conditions and local council requirements from Coolangatta to Coomera.
Fixed-price quotes
You receive a detailed, itemised fixed-price quote after site inspection - no vague allowances, no mid-project surprises.
Premium workmanship
Our licensed carpenters and trade partners hold themselves to a high finishing standard and take pride in tidy sites and clean details.
End-to-end project management
One licensed builder manages design coordination, trades, approvals and finishes so you have one point of contact from start to handover.
Clear communication
Regular progress updates, honest timelines and quick responses - you always know where your project is at.
Quality materials
We specify materials that suit the Queensland climate and stand up to salt air, humidity and UV - not just what's cheapest on the shelf.
Warranty-backed workmanship
All work is backed by QBCC statutory warranties and our own workmanship guarantee, so the finish lasts long after handover.
Our process
- 1
Free Gold Coast consultation
We meet on site anywhere from Coolangatta to Coomera (or virtually), understand your goals, take measurements and photos, and answer every question - no pressure and no obligation.
- 2
Fixed-price quote
You receive a detailed written quote after site inspection, itemising labour, materials and inclusions with no vague allowances - what you sign is what you pay.
- 3
Scheduling & approvals
We coordinate any required certification, Gold Coast City Council approvals and align trades to a clear program of works so you know exactly when each stage happens.
- 4
Build & progress updates
Our Gold Coast crew executes the work with regular photo updates, tidy sites and clear communication throughout - you're never left wondering.
- 5
Final walkthrough & handover
We complete a defects walkthrough, hand over documentation and warranties, and stand behind the workmanship long after the invoice is paid.
Areas we service on the Gold Coast
Orange Projects is a Gold Coast-based builder delivering this service across every Gold Coast suburb, including:
- Robina
- Burleigh Heads
- Mermaid Waters
- Helensvale
- Hope Island
- Coomera
- Southport
- Broadbeach
- Palm Beach
- Miami
- Varsity Lakes
- Ashmore
We also service Brisbane and surrounding South East Queensland areas as a secondary catchment:
Timber framing near you - Gold Coast & Brisbane
Local structural framing pages covering housing stock, subfloor issues and engineering in each area.
Gold Coast
- Timber Framing Gold Coast
- Timber Framing Surfers Paradise
- Timber Framing Labrador
- Timber Framing Currumbin
- Timber Framing Nerang
- Timber Framing Burleigh Heads
- Timber Framing Palm Beach
- Timber Framing Robina
- Timber Framing Southport
- Timber Framing Mermaid Waters
- Timber Framing Hope Island
- Timber Framing Varsity Lakes
- Timber Framing Mudgeeraba
- Timber Framing Coomera
- Timber Framing Helensvale
- Timber Framing Miami
- Timber Framing Broadbeach
- Timber Framing Carrara
- Timber Framing Benowa
- Timber Framing Ashmore
- Timber Framing Coolangatta
Brisbane
- Timber Framing Brisbane
- Timber Framing New Farm
- Timber Framing Bulimba
- Timber Framing Paddington
- Timber Framing Ascot
- Timber Framing Hamilton
- Timber Framing Clayfield
- Timber Framing Ashgrove
- Timber Framing Toowong
- Timber Framing Indooroopilly
- Timber Framing Coorparoo
- Timber Framing Camp Hill
- Timber Framing Carindale
- Timber Framing Wynnum
- Timber Framing Sherwood
- Timber Framing Chermside
Frequently asked questions
How much does it cost to remove a load-bearing wall?
On the 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 requiring craneage push the figure higher.
How much does restumping cost?
Replacing timber stumps with concrete or steel usually runs $10,000-$35,000 for a typical Queenslander depending on the number of stumps, height, access and whether the floor needs relevelling. We quote fixed-price after inspecting the subfloor.
Do I need an engineer for framing work?
For non-structural partitions, no. For load-bearing walls, beams, new openings, elevated decks, restumping and roof structure changes, yes - and in most cases a building approval as well. We coordinate the engineer, drawings and private certifier as part of the job.
Can you repair termite damaged framing?
Yes. We remove and replace damaged studs, plates, bearers, joists and roof members, then reinstate the linings. We work alongside a licensed pest manager, because replacing timber without treating the cause simply resets the clock.
How long does framing work take?
Small structural repairs are typically two to five days. A beam installation with certification usually runs one to two weeks. Full subfloor rebuilds, restumping or build-under framing generally take three to six weeks.
Do you do steel framing as well as timber?
We install steel posts, beams and brackets where the engineering calls for them, and steel stud partitions on commercial work. Residential structural work on the Gold Coast is predominantly timber with steel used for longer spans.
Is framing work covered by warranty?
Yes. Residential building work over the statutory threshold in Queensland is covered by QBCC home warranty insurance, and our workmanship is warranted. You receive the certification documents at handover.