@midesign0401, Hi Megan, yes it is heaven, I take a look at it all and sigh in happiness!!! As for the house, there's a bit of money to go ahead but this is now our busy time of the year, as we are hay contractors spending many many hours in tractors. However, I intend to get onto the next job ASAP which is laying the sill tiles around the veranda. It's a bit of an old fashioned look but these tiles will protect our limestone bricks from water stain when it's raining constantly in winter. The water will run off the sill tile and drop just a little shy of the bricks. Limestone is not only rough in our case but very porous and we also plan to have these tiles on all the window sills too, like the old tan brick houses from the 50's and the chocolate brown sill they had on their windows,only ours are cream not chocolate. It will be easy to wipe the sills from time to time and keep the house neat and clean. Once these tiles ar in place, 80mtrs of tiles, then we can concrete the veranda and then the roof iron can go on hopefully before Christmas. We have all the bricks for the home but need to find another $16,000 for all the rest of the windows. We are only using our own income, not borrowing at all so we have to do a budget and see if we can allow the money for the windows as the income we earn from Sept to Dec, is about 90% of our income for the entire year. It's taken 7 years now to get to this point having spent more that $80,000 already as I'm keeping a diary of spending. Goodness knows how much a 30+ square home with pool would cost if we had to pay a builder!!! We are owner builders and we've done everything ourselves including digging all the foundation and laying over 5000 standard bricks and digging the hole for the pool and fitting the pool including all the plumbing. We put in all the concrete stumps, layed the floor and fitted all the underfloor plumbing with a plumber friend guiding us along. We also put up all the framing and roof trusses, so we are absolutely chuffed with our abilities and progress.

Just a thought - Have you tested the existing cladding for asbestos prior to removing? Some of my coastal clients also feel the need to 'fill' the corrugations at the ends prior to capping or butting up to end frames: to dissuade small creatures from also moving in to a nice new home. Colorbond Surfmist will look great and horizontal will help to balance your homes height, however, it also gives ridges where dust and dirt sits and so needs to be hosed down more often - probably a good idea as it removes some of the salt as well. Good luck with the reno, the Architects image looks great.

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/

The doors can be hinged to open outwards. Ours opened onto verandah and back garden. Had drapes shut for sleeptime. It was a narrower sitting area so we each had chair and ottoman on either side of doors. Wasn't wide enough to accomodate side tables, which we would have liked for setting down books and coffee cups. I used the window sills next to chair for this. The devil is in the detail, and can learn so much through trial and error.