Are you after a quick makeover to sell or do you intend to live in the finished renovation. ? I will work on details of a renovation to last say 15 years. First step advise the body corporate in writing the water proofing has failed and a renovation is necessary Floor drainage can.t be moved on top floor, however vanity drainage 40 mm pipe can be chased into a wall and with a tile bed 25 mm thick, chased 10mm into floor. to change pos'n of vanity Water is easy to relocate, Plumber on Never paint a bath, the guarantee is only 5 years, Never use white floor grout. Part of a mixer tap is under your tiles, problem expensive to replace. Only purchase tapware with 15 yr warranty, Grohe, Methvan, Sussex, expect to pay from $ 300 each mixer. Bath Only steel Kaldewei Eurowa $ 400 , 15 yr warranty. Designers secret, to make your bathroom appear larger, place all the available space together. Vanity All drawer wall hung ( floating ) is really the only vanity Harvey Norman recently had an imported 900 wall hung at about $ 900. Tile to ceiling Replace your ceiling and add cornice after tiling, top floor unit will require fire rated ceiling and fire rated LED Length of time by pro 3 weeks, any shorter waterproofing is below standards. when obtaining quotes you want the whole bathroom floor coated, 1 coat under tile bed, 2 coats on top, 2 coats on relevant walls. $ Quality Reno All up 20 K, Porcelain floor tiles, Ceramic wall tiles you can save about $ 1000 if you strip out. KEN

hi we have about six months ago now, re done our bath room , similar size to yours, and , i can take some photos and email them to you , we have maximised space, and walls , put in a white stone bath under the window , it is a metre in width , with a cool water spout coming off the centre under the window we pu t afalse ledge in to sit , candles etc on , , we tiles floor to ceiling, off white , wall mirror cabnit with three mirrors , inset into the wall so its only sits out a we bit from the wall tiles , floating bath room vanity , so that it makes the floor space look bigger , . matching stone square basin sits ontop of the vanity to one side so plenty of room to sit all your bath room stuff when need be , seperate shower all tiled as well , with inset , shelves for shampoo etc, also , when you open the bath room door and walk in when you close the bath room door behind it next to the shower is a very narrow floor to ceiling shelvec for towels, now the hole is there we jaust havent got the shelves put in yet. , we gt loads of comments as the bth room dosent look small evn though it is , , most expensive item the sqwat extra wide stone bath , made to order basin / tap ware and shower spray thing ,oh and the white stone vanity which we had made to order as well , due to the sizing .

thanks to everyone for your helpful comments! I was going to have to pay around $190 for 6 more, but will order them from Beaumont who have a 25% sale on at the moment. I agree that I need to just live with the cost and finish the job properly, but your shortcut suggestions were all really interesting and much appreciated. And archimondo, I'd say it's like having a kangaroo loose in the top paddock.

Thanks for the measurements, there were a few missing that would have made it easier to be more precise, But I'am making suggestions on what I think might fit within the existing floor plan which you are trying to do. the only small extension is to fit the laundry into a shared family bathroom. As there is already a shower and toilet in the current laundry I think it would be wrong to move them as they are close to your new alfresco area for the family to have easy access when you have your get togethers. To try and keep the girls bedrooms a good size and together with the other two bedrooms I suggest working with the fireplace and making the current Bathroom and ensuite but with the ability to share the toilet with the girls during the night. I have added my beloved barn doors to close off the kitchen from the bedrooms and also to be able to leave open during the day for extra light., the planned deck with roof over will make the dining/study/kitchen darker so you might need to consider a sky light. Anyway just a few different ideas trying to work with and around special features cheers