Gal will go grey (mid to dark grey) over 12 - 18 months. Initially VERY bright. The energy absorbed changes accordingly, from sub 5% absorbed to ~35%. Zinc maintains brightness for longer, though still suffers some dulling. Say 5% to 15% over time. This can be avoided by coating with a product called 'Sharkhide' metal protectant, used to stop aluminium boats oxidising. For there reasons many councils will not allow zinc or gal roofing (visual amenity, reflection issues), while making the houses more prone to requiring summer aircon at the same time. Surfmist Colorbond starts around 9% absorbed. If purely for energy reasons, a light colour might be the only option. If going dark, I would suggest at least doing the 'less aesthetically important' sides and rear in a light colour. Your call. If you go all dark, ensure you have good roof space ventilation for the summer that can be closed in the winter, and lots of well installed ceiling level insulation. Spray foam is more reliable over time than batts, see Spray It Solutions or similar (they have the Formaldahyde free Canadian Icenene foam).

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/

Hi Barbara, Pendant style fittings over the entry bench of a kitchen a great because they help define the work space. Height also plays a factor. These fittings are not positioned correctly. Ideally, pendants should be placed 2/3 from the work side of the bench, but these look to be placed with the edge of the entry side. This would not provide the correct arch of light, which is why I'm guessing you've posted this. In contrast, downlights blend with a ceiling, with an aim to be lost in a flashing view. They are also placed more centrally to provide a wider arch of light. With the trending LED style, downlight may be to harsh for this application. To solve your problem here, i would stay with a pendant style, but relocate them to the correct position and height. As for the timber, I'd suggest removing and replace with plaster board and repaint. I hope this helps. Excel Tradeworks is licenced in both building and electrical. For a more detailed discussion, feel free to contact us on sales@exceltradeworks.com.au

Building a home or renovating your property can be an exciting yet daunting experience, especially when it comes to budgeting. While some homeowners fear losing their competitive advantage when revealing their building budget, it's essential to maintain transparency with builders and designers. In this post, we'll explore the benefits of sharing your building budget with your builder before commencing your project. 1. It Enables Them to See If You Have Realistic Expectations When you have a specific dream or vision for your renovation or new build, it's easy to get carried away with ideas that exceed your budget. By sharing your building budget with your builder, they can assess your expectations realistically. They can then advise you on what will work within your budget and help you prioritize important aspects of your project. This way, you'll not only save money but avoid disappointment in the long run. 2. It Allows Them to See If Your Project is a Fit for the Way They Do Business Not all builders provide the same services or specialize in the same types of projects. By sharing your budget early, you can eliminate builders whose scope of work does not align with your financial plan. Some builders may specialize in budget projects, while others may cater to luxury builds. Knowing your budget preference from the start allows your builder to determine whether or not they will take on your project. 3. It Helps the Builder Understand How Ready You Are to Get Going on Your Project Suppose you have not determined your building budget yet, the builder may assume that you're not ready to start your project. Good builders are busy, and they need to know that you are serious about building your dream home. By revealing your budget, they can assure you that they are the right builder and can start the preliminary planning or construction as soon as possible. 4. It Enables Better Communication and Collaboration When you and your builder have the same understanding and expectation of your building budget, it builds trust and allows for better communication. This transparency then leads to better collaboration, which means that everyone involved can work together to complete the project on time and within the budget. Your builder can provide alternative solutions that can save you money without sacrificing your vision for your home. 5. It Facilitates Negotiations and Smart Decision Making When you have an estimated budget, you can negotiate and make informed decisions with your builder. You'll know where to cut back or where to spend more, depending on your priorities. If materials or fixtures you want are out of your budget, the builder may suggest alternatives that fit within your financial plan. Without knowing your budget, they may not be able to make these informed decisions, leaving you dissatisfied with the final result. To sum it up, it's essential to share your building budget with your builder before starting your project. It enables them to assess your expectations, helps them understand how ready you are to start your project, enables better communication and collaboration, and facilitates smart decision-making. Ultimately, maintaining transparency with your builder will result in a successful and enjoyable building experience. Considering a new home build or renovation? Need assistance in sifting through your ideas to formulate a coherent brief for your dream home? Ensure everything aligns with your budget by taking the first step - download our complimentary guide, "The Complete Holistic Home Project Planning Guide". This resource will steer you in the right direction. Your next move should be scheduling a free consultation with our Director to have all your queries addressed. Get a strategic overview for your project and gain insights into what to anticipate from your design and build process.