I would have to say, it is not, a no no. However, how you decide to do this will determine whether it is positive or negative. If the toilet is in direct view as you enter it is likely to be negative, but the impact can be reduced with a smaller pan and an in-wall cistern. Noise and smell are often factors that will influence the decision. So, the smell can be overcome with an automated odor extraction system and there are also low noise inlet valves available. As far as property value is concerned there is a multitude of scenarios and just as many opinions, so consider how much convenience this will give you and how long you intend to stay in the property? perhaps it may be better enjoy your home the way you would like it to be.

Hi maryprior892 Thanks for posting the extra information it all helps in gaining some understanding, I think it is possible to improve this existing house in a cost effective manner. Just a minor item that I picked up in regards of equipment - I think you mentioned that the existing STORAGE is actually a covered internal courtyard - I also notice that you have a hot water unit in this space - you should check that the hot-water service (if it is a gas unit) that it has sufficient ventilation and is not an external units that has been closed in - any plumber will give you this information - enclosing gas units that are designed for external use is not a good idea. I think that if you are going to make changes it not only should suit you, but also have a good resale opportunity - considering your upstairs areas it might be better to add a decent En-suite and walk in robes and getting two or three bedrooms downstairs - in this way you would have parents areas separated from children - this might have better resale and use that a tiny ES. The third bedroom downstairs could be gained by enclosing the RUMPUS room and providing access to bathroom areas by a corridor to existing bathrooms. This would also aid in getting containment areas for heating - at the moment the plan shows one open space including the upstairs - lots of heating in winter in Tasmania for all that area - some compartmentalization would probably help in combating yearly heating costs. The existing living area are certainly ample, so the loss of the rumpus to a bedroom does not detract greatly to the overall house, and in the meantime you could use the new downstairs bedroom/rumpus room as you have already mentioned as a library. I think this is achievable, but before doing a physical change, I would have a fully developed plan which includes all existing and proposed furniture to scale, with a few 3D views to enhance the concept. (It easier to change drawings than walls - a lot less dust and much cheaper) I would then obtain the opinion of a Real-estate agent (the Real-estate agent you bought it from is not a bad place to start) and maybe two others. This might help in making long term decisions in regards to investment for the future. Staging your proposed renovations is also another approach that you might investigate. Above all I would retain and obtain as many ocean views that you can possibly get, I assume that the ocean views are at the front of the house (" revealed an open fireplace in the front lounge which also has ocean views so that is fabulous.") If possible you might consider developing an external eating/sitting/entertaining area with ocean views - I certainly would be a buyer, and I would assume that it might be supported by the real-estate agent. I hope this is of some help, I would be happy to comment further on this design as more information becomes available. Michael Manias Manias Associates Building Associates mm407p@gmail.com

we need dimensions of the existing rooms as well as distances from house to all fences, position of north, direction of any good and bad views, your climate and any special wish lists?? btw where is the laundry, does the block have a steep slope with laundry underneath the house and how many steps are there from the backyard up to the back door and from the ground up to the front door

And to answer your question siriuskey. Yes the front room has been opened out into a verendah. This room got really hot in summer so wasn’t working as another living space. We’re restricted to what we can change at the front of the house as we are in a heritage area. We can make changes without a DA if we don’t change the front of the house. Agree we can change a lot with a wooden house, but I think we’ll be restricted on reusing windows. All our casement windows are original glass from the 1930s so won’t be to modern building code. If we move them, they’re gone. However replacing with modern glass would bring more light into the home. We’ve put fans in all rooms and always have the French doors open in bed 2 so light and ventilation haven’t been an issue. Might become so if we put a moody teenager in there though!