hate to tell you he would not care about that either. i know, i know. exe was always "watching the duckies" but this one is really a bit of a prude. eh, i love him maybe more for it, always faithful no matter how much i spy. lol

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/

As you guessed , I just express my opinion . Some agree , some don't . Some houses which I have sold 20 years ago are still in the same decor , other people may not have purchased . I prefer a planned colour pallette and something that has a Wow , and I definitely won't have the same colour walls and ceilings all through a property . Some fast food restaurants do have the same colour all the way through , but even they tend to have white ceilings or similar . I do have a ( small ) stainless deep fryer that does great chips though ! As far as texture goes , I 100% guarantee I would have more texture than this house , to use the obvious comparison . That is why , if you go back up to my original post , I suggested a feature wall of wallpaper , and a painting -- texture and colour . I don't like grey or beige as primary colours , and in fact don't consider them pastels either , but thats pointless arguing semantics . I wouldn't have that combo , the OP would -- good on her . If houzz only had people that agree , it may be very boring .

adding furniture always gives a much better idea of available space and bed 4 is much too small for a living area although bed 3 without a wall and wardrobe could be used for a small TV room to open up the long hallway but i've moved bed 2 to make a MPR, added generous ceiling height biw in every bedroom (to include general storage as well as personal items) and simplified the bathrooms and the wide vanities can be used for linen..assuming that there will be a restriction of total floor area to block size i've kept this variation of your plan to 60% of the total area and think highlight windows on the south and tall wide windows above 750 off the floor on the north will allow plenty of northern light and still allow easy furniture placement, the MPR could have a western window to make the room more comfortable in cold weather and external blinds to exclude hot afternoon sun and shade blinds on the outside of the verandah would screen the sliding door but i would omit the external laundry door and the "pantry wall" as shown in Dreamers photo of my own pantry can be included inside wall cavities and needs only about 15cms depth for very useful storage