Major Internal Reno

5 years ago

We have a Split level house investment propwrty with lounge/dining/balcony downstair & bedrooms upstairs (with sea view) Needing to change so lounge/dining/balcony are on top, for view & bedrooms below. Who would I go & see to draw up plans with new reno so I approach a builder for costings. Can this be done online with making original plans available or will person have to view property. Any suggestions would be appreciated.

Featured Answer

oklouise

5 years ago

the original rooms are quite small, the old plans aren't clear and it would be difficult to divide up the living room into two reasonable sized bedrooms that also need a hallway and bigger bathroom ...you'll achieve a much better result from investing in local professional help and a careful on site inspection to gain a better understanding of the existing house and the site and, as it appears that there could be space available on both sides of the house, it could be much more cost effective to consider a two storey extension with downstairs garage and new laundry entry with the new upstairs living area and/or bedrooms above the new garage but depends on budget and much too big an investment to consider without professional help

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Comments (15)

oklouise
5 years ago
you could post existing plans on HOUZZ to collect ideas for renovation but will need on site inspections to make serious plans...ideally you will be able to find a builder who works closely with a designer to make plans but are you wanting to renovate for ongoing rental, sales or for yourselves?
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Jen Cam
Original Author
5 years ago
Thank you. It will be for ourselves once tennant lease ends.
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Jen Cam
Original Author
5 years ago
We are in NSW so will have to purchase existing floorfrom Council? If so I will post on Houzz once I receive it.
PRO
Dr Retro House Calls
5 years ago
It looks like you have a classic Pettit and Sevitt split level home. As awareness and appreciation for these homes increases so does their value. Did you know that there is even a "Pettit and Sevitt Owners and Friends Club" with over 600 members on Facebook?

https://www.facebook.com/groups/259388951244530/

I have visited enough of these homes through my "Dr Retro House Call" service to know that they can get very hot upstairs with their cathedral ceilings, so if you are really intent on reversing the house then you should budget to renew the roof and redo the ceiling insulation at the same time.

As a fan of Pettit and Sevitt homes I think it would be a pity to change such a classic design around so much that it becomes unrecognisable. The drastic changes that you are proposing will mean that it will lose any appeal in the future for anyone wanting to purchase an original classic.

Before you start swinging any sledgehammers I would suggest you look at my blog posting to see how cool these houses actually look when they are lived in by a family who appreciates them.

https://secretdesignstudio.com/mr-mrs-modanest-danish-style/

If this is a home that you have recently purchased then I would suggest living in it before dropping a six figure sum on renovations, so that you can appreciate what it offers in the original design.

Best of luck,

Dr Retro

of Dr Retro House Calls
Jen Cam
Original Author
5 years ago
Very interesting. We have owned the home for 16 years, lived it for 10 & rented it out for the last 6 years. We thought it would add value have oceans views from lounge instead of bedrooms. We intend moving back in 12-24months. The house is in desperate need of a facelift so thought we would include that switch.
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brizcs
5 years ago
This is a great house. You are very lucky. Be gentle with it!
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Jen Cam
Original Author
5 years ago
Thank you. Would it be more value if left as is? & not try & switch the top bedrooms with lounge below (for better view)
PRO
Dr Retro House Calls
5 years ago
Reversing the plan by making living and kitchen upstairs, and bedrooms downstairs is actually quite a big undertaking. You will need to factor in the cost of a completely new kitchen, probably two new bathrooms, plus all the new plumbing and electrical work for these changes. In addition your current home has good links to external living and decks that the current first floor doesn't have, and will need to be added.

So in answer to your question, first floor living to take advantage of the views will improve the value of your home on the market. However lots of older households don't like first floor kitchens due to the distance for bringing in groceries and taking out the garbage.

You need to look at your local real estate sales to understand how much extra a water view will add, as well as understand the costs (which will be a substantial six-figure sum to do it properly) to see if you end up ahead. By reversing the house upside-down you will not get any interest from potential buyers who appreciate the classic Pettit and Seviit split level design, and you will discourage buyers who don't like carrying shopping upstairs.

If a water view increases the value of your home by $100,000, but it costs you $250,000 to do the renovations to achieve this view for upstairs living and kitchen then it doesn't add up. Refreshing the kitchen and bathrooms in their existing location will be a much more cost-effective renovation, and may actually have a broader market appeal.

Best of luck with your research,

Dr Retro

of Dr Retro House Calls
Jen Cam
Original Author
5 years ago
Thank you DocRetro.
The kitchen is in the middle level (front door entrance) & will remain there.
there is an existing bathroom on the bottom level where the bedrooms are to go. Existing bathrooms need updating.

the configuration of the house is:
front foor level = kitchen, laundry, dining.
level below= balcony, living area, study & ensuite
top level= 3 bedrooms big bathroom & 1 ensuite with small balcony.

the whole house is in bad need of maintenance, paint, bathrooms, kitchen, internal & external doors & cupboards.
Jen Cam
Original Author
5 years ago
And here is the floor plan which was emailed to me from Council, sorry its not very clear.
Reno to have changes to levels:
Bottom level -2 bedrooms & 1 bathroom
Middle - leave the same =kitchen/laundry/dinning. front entrance
Top - 1 bed ensuite; open plan lounge dining with wet bar & balcony

to include another double garage with access from the laundry.

Any visuals to see how this would look will be most appreciated.
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oklouise
5 years ago
too small to read..is it possible to try enlarging each floor separately??
Jen Cam
Original Author
5 years ago
Maybe these are better:
Jen Cam
Original Author
5 years ago
i see both the low leve & middle are in same plan. Front is bottom level = study, balcony, lounge.
up a few steps is kitchen, dining, laundry & front door.
"olden days plan" ?
siriuskey
5 years ago
last modified: 5 years ago

Love that house, I'am hoping that you do a sensitive restoration rather than renovate.

Unfortunately these houses aren't great for older owners you would end up having to install Inclinators to access the different levels.

We live in a Late 70's single story house and love it, most rooms overlook water.

I would save money and not swap the levels, when and if you decide to sell everyone will see that you have water views even though not from all floors

Over some years most older neighbours living in two story houses have reconfigured the ground floor to include a bedroom and ensuite, the second story is for visiting family.