depends on the type of tiles and climate but our old concrete tiles lasted almost 50 years and had been repointed and painted in the last 15 years but ongoing problems with waterproofing convinced us to replace the old tiles with Colorbond steel roofing, fascias and gutters...(we also vacuum cleaned the roof space and installed new ceiling insulation, replaced all the old electrical wiring and added a power point and light inside the roof for future inspections) not very glamorous but the $150 we made from recylcing the old wiring was a nice surprise after all the hard work and expense!

I love all the above ideas . I'll take a slightly different tack though -- maybe get you thinking ? I don't like the balance of the house sorry -- the garage at a lower level , but without a corresponding split level roof , I personally don't like . To me , it makes the house look 'stubby' . Depending on your budget , and need for space , I'd either add a 'higher' window in place of the garage door -- in line with the window next to it . OR I'd change the garage door to a ranch slider -- turn the garage into the master bedroom , or an office ( presumably with the laundry at the rear ) . The problem with that is that some people may mistake that for the main front entrance . I'd then add the garage to the left hand side , BUT I'd bring it forward by approx 1.5-2 metres -- the new roof could then be at the same level , but as it comes further foward , it would give the illussion of a split level roof . There's a slight advantage that you'd have a bit more space too -- maybe even extend it out the back , and then the boat can fit too ? Between the new garage and the front door , I'd then do a pagoda style veranda -- 200 x 50 beams , stained a nice medium brown , probably with clear acrylic panels above . The right hand eve , and the window sills , I'd also do in a mid brown -- personally , I think it looks a bit too grey and black at present . The front door looks nice , but again I'd do it in a nice mid-brown colour , rather than the lighter varnished look that appears to be on it now . Obviously , alter the driveway , so you can get in the new garage , and park 2 vehicles side by side , using the existing and new driveway . And then gardens as above . A bit ( lot ? ) more expensive compared to the above , but you'll have a nicer , and nicer looking house with more room , and obviously a lot higher resale IMO .

I have a relatively small but very well designed house of 160M2 on a block of 1000M2. We get lots of northern light in all the right places. Garden views and connection from every room and plenty of borrowed views. Outdoors we have space for produce gardens, fruit trees, outdoor patio and BBQ area, a fire pit, play space and a native garden. We also have a large, private courtyard off the master bedroom and a small one off the en-suite bathroom. And utility spaces to the south (washing line, hot water, outdoor compressors for air con, garden sheds etc). Internally we have 3 bedrooms, a study and open plan kitchen/dining/kitchen plus small activity area for the kids. None of the rooms, other than the activity area are poky. Because it is well designed there is no wasted space, and it flows really well, accomodating two adults and 2 teens while providing a good balance between connection and privacy. Ample ceiling heights, 2.4m high windows and sight lines that connect with the outdoors means it feels spacious despite its relatively compact size. It’s such a joy to live in this house. It feels like the goldilocks house. Not too big, not too small. Just right.

Please do share the floor plan or some images of living room.