@ambulastar1985 - The lack of insulation in Australian homes is indeed appalling. Coming from a European background where insulation standards are very strict (although they differ from one country to another), I fail to understand why Australia is so behind on that matter. We may not have much cold weather compared to Europe but our summers can be extremely hot and it's silly to rely solely on air-con to regulate temperature. So much energy (and money!) could be saved by just planning the house and insulating it properly to start with, without affecting much the initial cost or construction time frame. In France - which is definitely not a leader in environmental matters! - these days, when selling a house, you have to get an expert to estimate how energy efficient your home is and to indicate the energy rating on the ad and sale documents. Houses that are not energy efficient sell for less and can also be taxed at higher rates by councils. It's been a great incentive to get people to think twice when building and/or renovating.

This is just like our Mediterranean house in Canberra. It was rendered white which never cracked or got mould on it, though I would prefer it to be done in a modern colour like our current home on the Gold Coast which is a rich sand colour with a heavy bagged appearance that has faded from a strong dark sand. With beautiful dark patterned orangey tiles all outside that reflect their colour on the walls during the day it is quite magical. Roof tiles also spray painted after being re pointed. I suggest you amplify the lovely quality of arches and don't go for what is trendy. But go with colour scheme for the house design. At our entrance there is a built up garden courtyard feature with wonderful iron gates and a large water feature in the courtyard that the lounge room looks out to and has the French doors that also opened onto the courtyard garden. Commence the courtyard wall to the left side of the steps and create a flat area at the gated entrance where we had a north single gate and a west double gate. The Pines were planted on the outside of this courtyard wall and gave extra privacy and blocked the westerly afternoon sun. The house always looked impressive, yet was just a simple presentation.

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/

I would look through the many images on this app under a heading like "cathedral ceilings " and find a picture or two that you like the feel of , then follow that design... The feel of the earthy wood ceiling and a stark painted white one is miles apart... Only you are going to know which one feels right for you.. For me I would keep the ceiling and floors wood , render the inside brick and then decorate... I love an earthy feel.. There is also real stone cladding you could cover brick with. Have fun :)