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/

Hi Sandy. We have just completed a Hampton kitchen as part of the restoration and conversion to a Hamptons style of a 100 year old home. We used a semi matt finish painted lacquer doors to the cupboards. A matt finish will wear smooth and become shiny so we elected for the semi. The colour is known as WA white (ie it is just the plain white base coat with a tint of black to give it body. Looks awesome. The benchtops were qstone - bianco carrara The splashback is a white tile 100 x 300 installed in a subway style (2/3rd to 1.3rd overlap. The flooring is blackbutt timber stained with black japon stain (chocolate colour) Will have pics soon.

So is this just for the stair or for the actual flooring? Blackbutt will be more consistent and lighter. Spotted gum has more variation in colour. It's all natural product so it's next to impossible to see exactly/perfectly what it will look like, and the particular finish can make a difference too. But these two are quite different. Blackbutt is a lighter option closer to a Tasmanian Oak or Vic Ash in tone but much harder/denser, with a bit more character in it and much better for stairs than the softer hardwoods. This is Blackbutt: Spotted gum is much different has quite a distinctive/australian look to it as per below: Significant difference. Depending upon what adjacent flooring and also the stair design one or the other could work. It's about choosing the right one for your particular context. If you want an interesting/varied feature spotted gum could be the go, if it needs to be more understated and toned down then blackbutt could be the better option - good luck :) PD

Reza. As said before the lights just gotta go! If you were going to paint any timber beams I’d just do the ones in the dining room that weirdly have the downlights in them. It makes the lights less obvious. You should definitely keep the beautiful sloped timber ceiling as is. The white is ok but not as striking. I am not a fan of the shiny tiles (slip hazard?) but at least they are neutral. I love the timber floors you already have. Not sure if more timber or different tiles would be the answer. Perhaps terrazzo? I wouldn’t do a cheap option such as vinyl or fake wood as it would lower the quality of finishes in the house. Currently all looks very high end. I suggest you invest in some gorgeous Turkish or similar rugs and had neutral furniture (cream, tan etc) with simple lines. Classic but also on trend and would suit the house. Some big pots or baskets with tall palms to add some height too!