Hello @charlie_com Wow, what a great lot of advice and help. The Houzz community always amaze me with their generosity and info in helping homeowners with their project plans. And how exciting that you're looking at renovating! Your home has a lot of potential! I have a few comments to share which may be of use to you ... 1. Getting the design right - so it suits your family now, and into the future, (as well as creating a home that will sell well and quickly when the time comes) is a great way to start any project 2. Whilst your home is lines on a page, change is cheap - so whilst you may want to hurry up and get it built, it's worth taking the time to maximise every opportunity for your design, and to save time and money during construction, in the design phase. 3. Use professionals based on their specialty skills. Choose professionals you feel a good fit with, but that also have demonstrated experience in offering what you need. So builders are great at building ... some have an interest in design, but it's not their role or specialty. I have a blog on my site about the differences I see between building designers, architects and draftspeople - you can read it here as it may help you choose who is the best fit for you and your project. http://undercoverarchitect.com/architect-vs-draftsperson-vs-building-designer-whats-the-difference/ 4. Speaking to local agents is a great start to understanding what will add value and what won't. The Gap is a little bit of a tricky area of Brisbane value-wise (I have owned and renovated two homes there!) as it can have a bit of a ceiling on value. We really noticed that with our places, and our third reno was a home in Ashgrove, which is such a different market, even though it's one suburb over. Buyers in The Gap usually come from The Gap - it seems to be one of those areas that, once people move in, they don't leave ... because they love the bush setting, the amenities, and it is a lot closer to the CBD than most people realise! However, what people pay for in homes varies - so the local Harcourts is a great agency, and Ray White Ashgrove is also good, and Ryan Smith at Remax is awesome ... but yes, getting 3 or 4 agents in to talk about improvements, and value (even if you have no immediate intention of selling) is worthwhile 5. With kids your age, creating flexible, functional spaces that offer the ability to come together (but still feel some sense of privacy from each other) as well as spaces to be apart (but not locked away) is helpful as they get further into their teenage years. I would always seek to get living areas connecting physically to outdoors - it is especially one of the things that sets homes in The Gap apart from the Queenslander homes in neighbouring suburbs. It facilitates easier living in your home, and is great for young families especially. It will always help your home to feel larger too - as you capitalise on all of the block for that feeling of space. 6. Whether you change your entry or not is one thing ... you can change your address, but I would always check if one street has more real estate value over another. Being a corner block, the challenge is ensuring you create privacy on street frontages, so you don't feel exposed (but still get the natural light you need) 7. In Qld, yes, there is lots of sunshine. However, managing the heat load is essential for homes to feel great. So orienting spaces to the north and east, and reducing the access into the home from western sun. Creating overhangs that protect and shade from high northern summer sun, and also creating shady areas outside your home that cool breezes before they enter the house. 8. Working out your budget at the get go is a great start, and factoring in all those fees as well. I recommend that you think about what will add value to your home, and make your experience easier too. As with any industry, there are great architects, and not so great architects. However, choosing the right professional with great expertise - well, the money they save, and the value they build into your design and home - should more than cover their fees. I am very clear (even as an architect) about not pushing people to use architects ... however I struggle with the advice that says "an architect will cost too much - use a good draftsperson". We spend a lot of time in our homes, and a lot of money on them (often a 30 year mortgage!). If you were about to invest $100,000 or $200,000 in the stock market, what level of expert would you speak to about that? Perhaps thinking about it that frame of mind will help. Because you could be spending this renovation money on anything - so it needs to be an investment that adds value to your home, and your lifestyle in it. I have lots of free help and advice on my website, and send out more in my free weekly UA News (which you can get by popping your email address in on my website). Best wishes as you progress with your planning for your home. Warm Regards Your Secret Ally, Amelia, UA x www.undercoverarchitect.com amelia@undercoverarchitect.com ps - here are some before and after shots of a home we renovated in The Gap. You can see more piccies here ... http://undercoverarchitect.com/portfolio/denning-st/

I, too, like the idea of the fence being painted in Monument, or something similar. You look like you live in either in the tropics or subtropics, judging by the photos. Apart from looking attractive, you also want to the plants to have low leaf drop, be fairly hardy, not have an invasive root system, be reasonably low maintenance and sun tolerant (the pool area looks very hot and sunny, and you didn't mention if the palms next door provide any shade during the day). Anyway, here is my 5 cents worth: native pigface "Aussie Rambler"; blue fescue; bromeliad Neoregelia sheba; philodendron Xandadu; sun-tolerant cordyline species; dwarf ixora; dwarf frangipani. Bambino bougs also look lovely near a pool. You'll be picking up the old bracts as they drop but they look so gorgeous its worth it. Touch of Class have recently introduced some beautiful new varieties of dwarf oleanders (we have "Isabella"). Oleanders have been given a really bad rap about their toxicity, and yes, they are poisonous, however, they have never caused a human fatality in Australia and are no more toxic than many other plants we put in our home gardens. Apparently, they are a more of a threat to livestock who seem to eat them despite their bitter taste. Having said that, I wouldn't use them if you have young children or pets that like to chew everything. You'll have noticed that most of the plants I have suggested are of the "dwarf" variety. This is so the plants don't become too big for the pool area, and to help keep maintenance down. A self-cleaning palm like the golden cane, foxtail or Alexander could provide some overhead shade, but only if they were planted at least 1.5m away from the pool (preferably more). I would also be mulching with stones to minimise it ending up in the pool on windy or rainy days. Although I love natives, I have not suggested them, other than the pigface, to keep maintenance and leaf drop to a minimum.

Hi Bron. I'm totally with those who have suggested a. Colorbond Monument and b. No rendering. As a professional renovator, I see clients who had not taken into account the maintenance - cleaning, patching the cracks when the house moved and they all do, eventually) and would not render again. Bagging is really old-fashioned. The bricks are a great colour to work with. The suggestions of plants , a path leading (directing visitors) to your door, and I'll add using a feature colour on the door (an unobtrusive screen door - or even removing it) would make a big difference. It would be great to see a pic of the house from the street to see if there's anything else to suggest. Happy reno!!

Going through the photos these are my thoughts. - Personally I do not mind the contrast between the colours of the house but it is a strong contrast and might not be to everyone's taste. Do you dislike either of the colours? Changing either colour involves cost and possibly increased ongoing maintenance but if you hate the colour scheme you might feel it's worth it. - The change in driveway material is visually distracting. It looks like a tight turn into the driveway? As has been said, reducing the amount of gravel would help. I'm not sure what else you can do in the short term. - The PVC downpipe needs painting so that it doesn't stand out. - What is the tree on the corner of the house? I think when it gets bigger it will improve the kerb appeal. When it comes to landscaping sometimes what is needed is patience - Do you need the path to be so wide. If you don't need it for say trailer access or something like that I suggest extending the garden bed on the left further across towards the front door. - What is the upper lawn for? I lived in a rental property where I had to mow the lawn at the top of a sleeper retaining wall and if possible I would always design such things with a garden bed along the edge to avoid needing to mow right up to the wall. Bonus benefit, you can plant something to spill over the wall and soften it. - The plants in front of the garage look too large and random and distract from what is quite an interesting modern roofline. I see something like a larger garden bed with more variation in colour and texture, or perhaps more uniformity and one feature plant? And the house number on the brick wall in the same colour as the upper part of the house. - How's the drainage? I finally worked out what else was bothering me. Not strictly aesthetic. But it looks like you front door is not very high above the surrounding ground level? - I think the bush garden style with the rocks and strappy plants suits the house.