Homeowners! Did you work on or complete a reno during lockdown?
6 years ago
last modified: 6 years ago
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- 6 years ago
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Reno v Knock-down rebuild
Comments (41)We have a similar home in a sydney beach suburb. We are in a different position where we have bought ours as a downsized but are just about to restore the old 50s beauty to its former self. We have quotes of around $400000 to gut and change the floor plan which includes 2 bathrooms and a new kitchen and also add internal stairs to the garage and a large deck off the back, lift some ceilings and replace gutters, eaves ect ect ect. Attached are my inspiration boards and what the house looks like now, hopefully in about 4 months I can update you....See MoreNeed some thoughts on reno plans
Comments (101)If you "change" anything that involves a building approval then the floor area on the plans relevant will count towards the overall amount. If it amounts to beyond 50% of the existing conditions then the whole building becomes applicable to energy calculations and so you enter into up spec'ing existing areas. And yes it can often be a good thing to be doing anyway, but of course it costs money. If the total area being changes is below 50% then only the areas of new work are applicable. I'm honestly not a specialist in this area, but I have to deal with the issues naturally in the course of the design and resolution of project solutions I provide, and hence I use an energy consultant regularly and we have a way/system of working through together how best to achieve the requirements for permit. As far as I understand it's a case by case/project specific exercise and also there's various ways of negotiating/achieving the necessary performance requirements - e.g. you can play around with different levels of insulation together with a particular glazing/window spec, and depending upon circumstances you can save money one way or another. Sometimes I'll squeeze windows overall down to get it under a certain amount to not trigger requirement for expensive glass...also timber windows rate better, but if you are in a bushfire area you'll be caught out or require very expensive timber windows...it's a real juggling act in particular contexts...which is why you really need to be working collaboratively with an energy consultant/specialist to work out the best solution in this regard, as well as the other aspects of design, structure and bushfire etc. It's a true team effort ;) If you're really up for some technical reading you there is some further energy info here NCC Volume One Energy Efficiency Provisions 2016 - Australian ... but it may get confusing........Coming back to the core of it, my advice: 1. define your budget 2. list and prioritise your requirements 3. seek some preliminary advice/assistance from a seasoned designer doing this type of work to test whether or not the general concept of what your endeavouring to achieve is viable, and this depends upon the relevant context/existing conditions etc (and bushfire rating is yet another layer on top of all this), and then refine the concept from there. If you are just doing a bathroom or kitchen isolated then you can arguably do it yourself, but if you're re-jigging the whole house like it appears you are heading towards, and on a very tight budget then I'd highly recommend (to save yourself headaches and frustration going around in never-ending circles) to invest some of your available budget into front-end design, to get to a solution that works to your nominated priorities so you achieve a viable and professionally advised outcome. Trust me it will be money well spent. Have a great Christmas, and best of luck with continuing to work through it all :)...See MoreKDR or Reno?? Need to decide!
Comments (13)Wow! What a great response. It’s certainly given me food for thought. I like the reuse of the existing walls etc in the latest floor plan. It would certainly save on costs. I also like the comment on thinking about room orientation. I’ve not thought about that previously. One of the main issues we have is the living/dining at at the front of the house - that’s the west facing part. We couldn’t add a master suite there as the set backs wouldn’t pass council (it’s in line with all the other houses in the street). We were looking at going up and/or out at the back but didn’t want the ‘pop top’ feel. Previous plan had the rear bits knocked through (bed 3 and bath) and stairs in the hall up to a second floor (with 3 beds). If we don’t go up, then pushing out to the east is really the only way we can go. Didn’t expect such great thinking from the forum - it’s my first time here :)...See MoreExtension and Reno layout/plan help
Comments (25)unable to read any dimensions for the wiw and ens but my suggestions would be to steal space off the bedroom to make more useful space in the retreat and wiw and can't see need for such wide expensive sliding glass doors (what about fly screens?) and if you want curtain to be pushed back there needs to be some space for them to stack so why have such wide windows if part of the window will always be covered with some curtains but consider blinds or external roller shutters for all the small widows and a barn or sliding door door between bedroom an dretreat could slide behind furniture on the retreat or bedroom side...See More- 6 years ago
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