A few from horchow. If these are not in your price range, we can look for something that looks similar in a lower price point. http://www.horchow.com/Rowley-Chair-Chairs-Ottomans/cprod72870045_cat5720731_cat16060742_/p.prod?isEditorial=false&index=58&seoDesigner=&cmCat=cat000000cat000001cat16060742cat5720731 http://www.horchow.com/Massoud-Leanna-Wing-Chair-Chairs-Ottomans/cprod100830032_cat5720731_cat16060742_/p.prod?isEditorial=false&index=21&cmCat=cat000000cat000001cat16060742cat5720731 http://www.horchow.com/Massoud-Cartata-Wing-Chair/cprod91930035_cat5720731__/p.prod?eVar4=rvi&index=40&cmCat=rvi

Bravo to all these amazing creative minds. I hate wasting stuff that still has life in it. By the way, though I have read that some pallets are treated with a fumigant which is toxic. Generally, make sure pallets are stamped with “HT”, which means they haven’t been exposed to chemicals (at least not in the treating process.) Avoid unmarked pallets or those with “MB” for methyl bromide. Well, if anyone wants some really nice, bargain 2nd hand windows we just pulled out of our 12 y-o house to make way for a sliding door, and you live around Melbourne Australia, please check them out here: http://www.ebay.com.au/itm/112070272414?ssPageName=STRK:MESELX:IT&_trksid=p3984.m1586.l2649

Hi Emma, As you say, whilst it's lines on a page, you have a precious window of opportunity to get it right - before you make all these choices and decisions permanent ones you are forced to live with. So I hope you'll appreciate my honesty, and not be offended by it. I am incredibly passionate about helping people create homes that make their lives better, and I want you to achieve the best outcome possible for your home, your budget and your life, and that's why I don't mince words. I have such concerns about this floor plan generally Emma. I can understand the desire to maximise the view however I believe that the everyday use of your home, traversing all those stairs, and being disconnected from your garden (especially with small children) is consequently being compromised, and will be challenging and frustrating. I think the multi-purpose rooms appear to be space for space's sake ... they lack thought and intention for their use, and the way you need to circulate through or across them will compromise their functionality, furnishability and sense of space. It's interesting that there's no furniture shown in them on these floor plans, whereas the other areas are all furnished. With family homes, I would consider the following: supervision of gardens from indoor living areas has such a dramatic impact on the usability of the home overall, and your ability to get stuff done whilst kids play etc a study nook or somewhere near living areas where kids' use of computers can be supervised, and you have a home 'command station' of sorts is also good the ability to acoustically close off a lounge area - which is the kids' TV / play area is very helpful for long term use I wouldn't split the bathrooms - I understand what you're seeking to achieve, but replanning to group them in one area will consolidate plumbing and your wet area finishes and be more efficient overall consider creating a floor plan that works with access / circulation etc between living areas and garden, and then having an upper floor living area or retreat where you can enjoy the view One of the biggest challenges with homes in Brisbane is that they are completely divorced from their gardens because they have prioritised the view. As a mum to 3 young kids, and having helped truckloads of clients with family homes (and families of all ages), I know this for sure ... the connection to garden ... the ability to move in and out with ease, safety and enjoyment ... is one of the things that pays dividends long term. The view is the immediate and early 'wow' but the inconvenience of having to take a packed lunch each time your kids want to use the yard or pool is infuriating. With clever design you can have both convenience and enjoyment of the view. Your home design dictates the lifestyle you lead in it. Focus on functionality and durability and it will create a home that works now and always. There is no northpoint on these drawings, so I can't comment as to the success of the planning in terms of the orientation - which is something to be aware of also. I'd also be doing a budget check. There are A LOT of wet areas in this home because of how they're being distributed throughout the floor plan. Best wishes with the creation of your new home, Regards Amelia Lee, UA www.undercoverarchitect.com amelia@undercoverarchitect.com

Hi Douglas, It's disappointing that you've not had a good experience so far - see if you can put it behind you - you don't want to take it into the build with you. It's a hard process building/renovating when it's not your area of expertise, it's also harder when you're not doing a standard build/reno. I'd really recommend going with a builder as a main contractor to allow you to have a little respite during the process (you won't know how much concrete, insulation etc to buy - a builder as your main contractor can help with this as well as recommending subcontractors/other trades that they can know will do a decent job - these guys will have as much pride in your project as you will and at the end of the day will see your home as a representation of their work that stand as a show piece for them). I don't know of any software that will cost/schedule a build and would think you'll find it almost impossible since no build/reno site is exactly like any other. But I can tell you what we and friends/family have done previously: When I was planning our first stage reno and we're doing it for the second stage was to use excel spreadsheets. Two excel files for the project - one file was budget and schedule with each sheet within that file representing trade/component cost and then there were summary sheets for overall costs and schedule. The schedule was set up like a calendar with each column representing a day/week (depends on how intense you feel about the job), each row nominating trades (and any issues). The second file was covering the checks we did - licenses, insurances etc - it allowed me to start to educate myself, and certainly helped sort the wheat from the chaff with builders/trades and material suppliers. This does take a lot of time and energy but it does provide you an understanding of "expected" costs from the get-go and helps educates you as the client/manager and when you've managed to pick a great builder allows you to trust them up front knowing your covered and you can share it with them so that they know what style of work process you like (remembering some clients are happy just to sign checks, others want to strap on a tool belt and others want to be included and stay on top of everything - while I didn't want to be working on the job, I did want to understand the process and where costs were coming from - as much for my comfort but also out of respect...and more than a little awe...for the jobs they were doing. Friends have done this when one of their subbies was trying it on - I've never had a reason to after picking my builders and electing to use their subs: Institute a "no Purchase Order - no material/no work" directive and ensure that on the PO in very clear print "nil underages, nil overages of any kind tolerated or paid for without prior approval" - harsh, but you can amend the wording to accommodate a percentage of variance if you choose. Do weekly budget and schedule catch-ups with your main contractors as each delay will have a knock on effect to your schedule and mess with your budget. When you're meeting with contractors for quotes - get at least three - and be specific - if you're asking for labour only or labour and materials - and if it's labour and materials - what specific materials and what their T&C's are. Educate yourself - on building process, on materials, on OH&S, on your rights and obligations as a self builder, on insurance, council requirements, building codes etc. After you've educated yourself and picked great contractors - understand that everyone you'll be working with has had years of experience on you - so develop a relationship based on respect for what they do and most of them will mentor you through the process. You might even get life long mates out of it. Good luck.