Thanks for your advice, you have some great points. I agree, we don't want to go crazy at the start - just do the bits that we need to make the house safe/comfortable to live in (eg fix electrical, put in heating and cooling) plus do the basics to make it look "nice" inside (paint walls, polish floorboards and new light fittings like you suggested). I'm sure this will end up costing quite a bit anyway so this might be it for now! We also found today a few hidden surprises that will require attention asap, like asbestos vinyl in between the carpet and floorboards unfortunately and the fact that there used to be chimney hearths in the bedrooms that they have just replaced with cheap pine boards (not matching the rest of the boards). Having a nice garden design will also make a huge difference I think. You are right, there is lots of concrete and a bit of grass - very different from what we are used to (coming from an established garden) so I'm longing for some trees there already!

Hello oklouise I am sorry not to be able to respond more promptly I have been uber busy. Wow I love the plan for the bathroom - thank you!!! But I am really going to have to wait on my master suite and change a few things as I have spoken to a Renovator Friend who has made me aware my budget is a problem.. to the point I am giving the existing house AS IS to my in-law and just focusing on the extension for my family. :-/ for now? Always wanted a Master Suite!!!! The bedroom will have to be my office for now and I will out a door in what would be my future bathroom. (Insert crying emoji) Reno Friend has suggested get rid of wall separating mud room/ stairs area. She suggests flip entrance to stairs to closer to door (thereby giving opportunity for full windows over west entrance door allowing western sun. Full height wall where stairs end and slider door there to the middle living/dining wall she suggests we keep. Effectively divides the space into 1/3-2/3. I will need a kitchen in my laundry now as I can't access toilet in extension. Upstairs study will now be my bedroom - so area over void will become my wardrobe. Reno Friend vetoed the fireplace under stairs and said it has to be on western external wall. All these ideas she has a budget reason for implementing .. so. My Feng Shui lady will be despairing. I am quite deflated but the budget is what it is, it's going to be a few years to finish I guess. Thank you and instead I am sending a virtual feast of your inclination!!! Xx

m_walker5, just from the 2 photos so far it seems to me the main first improvement to that space would be to remove the wall to the kitchen, so you need to find out if this is loadbearing or not. Stick your head up through the ceiling manhole to see how the structure is framed. If it is fully framed (rafters, ceiling joists, struts bearing down on internal walls) chances are that that wall is loadbearing. On the other hand if it is gangnail trusses (triangular frames with W braces held together with metal nail-plates) you are in luck. These typically span between outside walls and internal walls can usually be changed or removed easily. This is your staring point for deciding how far you want to go with this depending on budget, and is the point where you should involve an architect/designer to work out a comprehensive renovation plan. I have just completed a very similar project where the renovation was urgent (kitchen cabinets were falling off the walls!) but the budget was greatly reduced as the owner unexpectedly lost one source of income. We managed to do a full kitchen renovation, remove walls to create larger open-plan spaces, full re-sand and polish of floors, full internal repaint, all for about $80,000.

Hi @Puddle, there are many good comments and ideas for you to consider in this thread, i have been in the process of renovating a 1976 model on the southside of Canberra. I have lived with my wife in Canberra for 6 years and have been in denial of our climate until recent years. It is alpine cold in winter and insanely hot in summer. The things i recommend spending money on are Windows - Get the best you can afford, double glazed glass in uninsulated frames, or double glazed window units with high air penetration should be illegal. Good windows keep winter heat in and summer heat out, its also very peaceful in a house that is well sealed. Solar panels - This was the first thing we had installed when we moved in, we are lucky to have a north facing roof space, wife works at home most days and is a high energy user. We enjoy a fully electric home, heating/cooling, cooking, hot water. Gyprock is cheap, Insulate your walls, floor and ceiling! strip all external walls and insulate, it is also easier to do windows if the wall linings are being removed. Once complete it makes life inside much nicer. Unless already renovated the wardrobes in bed 1 and 3 are likely chipboard, not sealed or insulated and a massive heat gain/loss depending on season. Building a comfortable, functional and energy efficient home in Canberra is much more than wall locations and paint colours, initially spending money on getting the "building envelop" to a high quality, (well sealed from air transfer and insulated) will allow you to install ensuites and move kitchens with the remainder of the budget. I have a problem with people saying there is a "Canberra tax", i am a professional tradesman and there are many other professionals in Canberra getting paid more than other capital cities, This includes the public service and its "consultants". Canberra has a high cost for all services underpinned by the public sector. Everybody deserves to get paid appropriately for their work. A client should always feel comfortable with the tradesperson they are dealing with, if not keep looking until you find the right fit. Enjoy the process!