Hi fb57, Great charming federation house, retain the front and fix the back, then maybe later you can put in a granny flat - depending on cost and local council bylaws. I would not put in an attic - stairs are a good place for mishaps and as we age it might have limited functionality - but if its something you have your heart set on it might prove worth while. It appears that you are competent enough to do a decent measure up plan, going from what you have posted - you might need to take a few photo and a few other dimension to get a good design from someone working online. The idea is to get a design that you are happy with and then get a local competent Drafts-person to do your working drawings for a Building Permit and then get it built with a Builder of your choice. This would result in my opinion in a significant saving and a design of your choice, especially if you are willing to do some of the legwork with council and other authorities. To get a good design that you feel is a solution to your requirements, you need to produce a variety of design schemes (plans elevations perspectives etc.) and this can be done online with any competent Building Designer that you can get along with. It will not take one go at it - and it will not be quick, as you need time to digest every scheme but generally it works out in the long run. These are some of the things I would look at: 1. The possibility of breaking up the build into stages - maybe stage one do the renovations at the back and the stage 2 place in a granny flat. 2. As you have good access on both sides of the property I would place a new garage on the largest width and possible gate and walkway on the other side to give individual access to the granny flat. The new garage would be as closely to the front as possible, with the new fence an gate on the other side it would greatly improve security. 3. Depending on budget I would provide a bathroom shower and toilet with a walk in robe to the main bedroom and redo the kitchen and laundry if required. 4.The area next to the lounge area I would develop into an external entertainment area. 5 Since you mentioned that you have a "Fibro Extension" it implies to me that you may have asbestos on the property - get an expert in and determine if you need to remove asbestos when you renovate - this is a dangerous material and you should take all precautions possible to avoid long term damage. 6. An indication of the position of your neighbors windows and setback might also help in providing a design that complies with your planning laws and respects your adjoining neighbors. Like all things it will take a few revisions to get it right , but if you are willing to work at it, it will payoff in the end. The first thing is to draw up the existing conditions to scale so that an initial proposal showing possibilities can be worked on. I would be willing to work on this project with you online, I hope this is of some help. Regards Michael Manias mm407p@gmail.com

Just to confirm I have taken the great ideas presented here as advice only and have no intention to do some dodgy diy reno's. With the exception of a couple of quirky exposed timbers as you can see in my pictures there are no other exposed beams. As you can also see from the pictures there is a large roof space on the right (east) side of the house but the ceilings themselves are flat with a slight dip on the north wall. Based on my own personal experiences I would have to agree with Two's Company that there is a tendency towards rendered brick in WA (although there are still many exposed brick houses in my suburb) while double enclosed double garages are also highly desirable. I would also agree that toilets within the main bathroom and non traditional laundries may be considered unusual by many (but not all). Ensuites with toilets however are still very common. Also due to the nature of our work we would prefer the laundry separated from food/kitchen area. For a 4x2 house it is only around 155m2 excluding carport/alfresco which makes the rooms feel quite cramped, hence the desire to open up the family room. However, as Two's Company suggests we will need to first get a builder/eng in to check load bearing walls etc as this will undoubtedly affect what we can achieve within our budget. Having said that I still excited by many of your ideas and with luck hopefully can work some of them into the budget. Cheers all :)

Target has some nice (cat safe) cane look chairs at the moment at very reasonable prices. I’d pop two in the space to create a natter nook. Apart from art be careful not to chose too many small accessories first. I know it’s tempting because they cost less but unless you have a definitive plan I.e a hanging chair for the future layout, you need to get the big stuff first because the look can evolve.

I'd echo most others views -- personally , I could live with the aircon and the lights , but the furniture and the mirrors would go ! Again , just personally , I don't have a problem with the mirrors sizes , it's the silver that doesn't suit . I'd go approx 20% smaller mirrors , BUT with really nice wide sculpted dark wooden frames , and lift them a bit -- they almost look like they are sitting on the mantlepieces at present -- lifting them would show more balance IMO . Lounge suite I'd go big , boxy , good quality bright red leather . A modern corner suite would probably suit , or one with a moden interpretation of a chaise , but in big boxy red leather . Or maybe a more classic looking buttoned leather suite , just not in brown -- that would be too much brown . Red or white would work well . The dining suite could be a large 8 seater wooden table in darker brown ( that mahogony one clashes to me ) , or glass top and stainless if you want to be more modern , and modern red chairs -- several styles would work , depending on what table you choose , and how modern you want to be . And for a more modern twist on the windows -- wooden slat blinds -- I have done very similar in my own 95 year old place , and it works well ! My place is similar , although it doesn't have those higher picture rails -- my place has carved rails approx 1.2mtr above the floor level , and Rimu panelling ( a NZ wood ) below that -- has that 'gentlemans club' feel . I did the walls above that in a mid steel blue in some rooms , a grape colour in others , english cream in a couple , and an earthy orangey-brown with white gloss tiles in the kitchen ! And in most rooms , I did a feature wall , wallpapered in complimentary colours to the other 3 walls in that room ! Strange sounding I know , but it works ! In the larger rooms and entrance foyer , I have large gold waterfall chandaliers , the other rooms I have gold curved light bars with 4 to 6 led spotlights -- all with crisp white ceilings similar to yours , and art deco inspired ceiling roses and architraves . I love the mix of classic and modern , with a twist of class