Hi maryprior892 Thanks for posting the extra information it all helps in gaining some understanding, I think it is possible to improve this existing house in a cost effective manner. Just a minor item that I picked up in regards of equipment - I think you mentioned that the existing STORAGE is actually a covered internal courtyard - I also notice that you have a hot water unit in this space - you should check that the hot-water service (if it is a gas unit) that it has sufficient ventilation and is not an external units that has been closed in - any plumber will give you this information - enclosing gas units that are designed for external use is not a good idea. I think that if you are going to make changes it not only should suit you, but also have a good resale opportunity - considering your upstairs areas it might be better to add a decent En-suite and walk in robes and getting two or three bedrooms downstairs - in this way you would have parents areas separated from children - this might have better resale and use that a tiny ES. The third bedroom downstairs could be gained by enclosing the RUMPUS room and providing access to bathroom areas by a corridor to existing bathrooms. This would also aid in getting containment areas for heating - at the moment the plan shows one open space including the upstairs - lots of heating in winter in Tasmania for all that area - some compartmentalization would probably help in combating yearly heating costs. The existing living area are certainly ample, so the loss of the rumpus to a bedroom does not detract greatly to the overall house, and in the meantime you could use the new downstairs bedroom/rumpus room as you have already mentioned as a library. I think this is achievable, but before doing a physical change, I would have a fully developed plan which includes all existing and proposed furniture to scale, with a few 3D views to enhance the concept. (It easier to change drawings than walls - a lot less dust and much cheaper) I would then obtain the opinion of a Real-estate agent (the Real-estate agent you bought it from is not a bad place to start) and maybe two others. This might help in making long term decisions in regards to investment for the future. Staging your proposed renovations is also another approach that you might investigate. Above all I would retain and obtain as many ocean views that you can possibly get, I assume that the ocean views are at the front of the house (" revealed an open fireplace in the front lounge which also has ocean views so that is fabulous.") If possible you might consider developing an external eating/sitting/entertaining area with ocean views - I certainly would be a buyer, and I would assume that it might be supported by the real-estate agent. I hope this is of some help, I would be happy to comment further on this design as more information becomes available. Michael Manias Manias Associates Building Associates mm407p@gmail.com

Hi Wendan, we recently got double glazing installed to replace large sliding doors and windows. In some cases some noise is now more noticeable. I queried the installer and he said it happens a bit. The glass changes the type of noise that enters the house due to frequency. For example, I almost never hear our neighbours loud TV any more, but sometimes notice low pitch traffic noise from further away (less ambient noise to dull the hum). There is apparently specific double glazing for noise reduction, which wasn't something we considered when we were retrofitting, but possibly would've been good to know (two points in the house seem to be more affected by this, rather than the whole place). The other thing I'll mention is the frames. After lots of research we decided to get sliding units, essentially replacing like for like style. We had trouble trying to work out why casement style provided better thermal properties, other than being told the seal is better. The main difference now appears to be in the design/manufacture. Casements come as a complete unit, no gaps in the frame. Sliders come in two pieces with windows inserted into the frame in situ. This results in small air gaps between the frame and window due to the need for wiggle room. Annoying that we didn't find this out until after the event, seems like a bit of a flaw. Overall though, the glazing seems better than the almost 30yo bog standard stuff we previously had. Looking forward to summer with low-e glass and hopefully less heat entering the house.

Keep it light otherwise it makes the low ceilings feel even lower. I will share our story in the hope it may help you! Picture 1. We moved from a house with high ceilings to one with low bedroom ceilings and it felt claustrophobic for a while (2 years we put up with it). Our bedroom, when we moved in, had burgundy walls, dark wooden doors into the ensuite and wardrobe, b&w zigzag curtains and pink carpet (yes someone thought pink carpets and burgundy walls would be a good idea!). The one redeeming feature was large glass sliding doors that led out onto a covered deck which provided a view and let in some light (which pretty much got swallowed by all the dark features). We faced our bed towards the doors when we moved in to have a view - as who wants to look into the bathroom like the previous owners did in the picture! Transforming the space: We pulled up the carpet and laid medium coloured wood floors (dark floors were too much for this space and needed to work through entire house), we painted the whole room including the ensuite and bathroom slatted doors white - all of which transformed the space in a way that really surprised me. A tallish wooden bed head and antique dresser, along with tall (rather than wide) artwork help add height to the room as do the doors now that they are white. To keep a feeling of warmth in the room (sorry minimalists out there) I used linen bedding in greys and used blue accessories in rugs and cushions which compliment the artwork which we picked up from a painter on the streets of Paris (framed on our return). We used a muted rug on the floor to bring elements together and for warmth for our feet as we live in a very cool climate during winter months. I simply wanted colour that wouldn't overpower the space. Since pics were taken: We have since started revamping the outside deck and removed some of the lattice which has brought a beautiful flood of natural light flooding in and a view of the garden. Our next step: will be to add some white linen or silk curtains at the highest height possible to maintain an illusion of height. We will extend the curtains to land either side of the doors when open, as while we now need to have them for some added privacy, we still want the light and the view most of the time including when the deck is lit up at night. We will keep the curtains light as colour would encroach on the room size which isn't very big. Our dream addition is to replace the sliding doors with white French doors. Hope this is helpful.

As someone who bought a brick house recently, a major reason for the decision was the low maintenance of unpainted brick. So, no, don't paint the brick! The facade above the brick looks heavy and dominating because it is so bright white and all one colour. Why not go for a more retro look, break up the solidity of the overhanging facade by painting the vertical trims a different colour? Pick a colour that compliments the brick and keep in mind that colours were more adventurous in the 70s. Embrace the fun of the beach and the retro look without going overboard. Leave the brick as is, paint window trims to contrast and catch the light., maybe add shutters in the same colour to make windows look bigger and add more to catch the eye under the eaves. And paint the front door a fun, bright colour. Citrus colours catch the light and pop, but check they don't clash with the colour of the brick. You need contrast and brightness. Our blonde brick house was built in 1960. We painted the front door, the awning over our sliding doors and our garage door all the same colour: bright citrus orange (the garage door has 2 horizontal white stripes). The result was an instant uplift. We then had the roof restored and painted a terracotta colour (concrete tiles) and cleaned the eaves. The house looks fresh as a daisy and so much more attractive. The paint cost about $100, and the roof cost $6000. Money well spent! Then we worked on the gardens. We took out tall plants close to the house and replanted the gardens with more attractive flowering plants, going for colour. It all looks much more inviting now.