Kitchen Reno - wait and go big or do a small change now?
Another Dumbass
3 years ago
last modified: 3 years ago
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What order would a complete reno go in?
Comments (6)The most important thing for you to do is get a GOOD builder and SMART architect that'll help you drive your reno dollar further. The architect will come up with brilliant ideas that make what you've got work smarter for you and a good builder -well, they're just worth their weight in gold! They'll both allow you to be the client which is the most important role for you to take on. The builder will work out the order of trades so that your reno takes the least amount of time. They'll also be able to speak to trades in a professional way to get you exactly what you want. I'd really suggest that you go to an architect to get your design plans firmed up - particulary if you're doing any extensions and find out what walls are load bearing. I'd also strongly suggest in the most enthusiastic terms possible - do your home work - have all your plans and materials, appliances etc done BEFORE you even take down a door - changes during the process will cost you big money (not to mention irritate your building team)....See MoreFederation Reno do we go major or minor? We are aged 60
Comments (28)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...See MoreBathroom reno, off kitchen
Comments (20)We considered all of your ideas and more, to the point where we had a sure plan, quoted and ready to go - only to be surprised when we actually saw it. That plan was to make the current ensuite the main bathroom and enter off the end of the room, to reconfigure the WIR to a third bedroom and to make Bed 2 the new master with a walk-thru robe to the new ensuite - currently family bathroom. The issue was that despite taking room from the existing wardrobes between the WIR and Bed 2, the area was just too small - so back to the drawing board. What we have decided to do is keep the same floor plan, knowing that if we choose to sell and return the WIR to a third bedroom it will cost approx. $4K - we think this is a great return on investment, but for our needs the WIR is a big benefit. It turns out our draughtsman missed some vital space where our current pantry exists so we have been able to utilise that space and move the pantry. This has allowed us to change the opening to the main bath to be adjacent to the back door/hall area which removes it from the kitchen/dining/lounge. Despite our best efforts we couldn't make room for a separate shower and bath, so we will have a shower over bath (island style) larger vanity (1200mm) and a concealed cistern toilet. Our finishes will do the talking with exposed brodware michaelangelo shower/bath mixers, beautiful marquina carrara and nero mosaic floor tiles and subways together with a statement wallpaper. We will retain the ensuite as is but we will make the shower significantly bigger, add a large vanity and concealed cistern toilet as per main bathroom. Same finishes. The trick in the ensuite is that we will cover the existing windows opposite the existing shower with the vanity and shaving cabinet (they are frosted from the outside) so we can utilise that wall and it makes no difference to the outside of the house - plus they are double glazed and don't open on that wall so it makes no difference to light or function. Here are the floor plans and the before photos , demo has occurred and we'll be framed and lined prior to Christmas, so stay tuned for more updates!...See MoreHelp with floorplan for big home reno/extension please?
Comments (32)You are most welcome, I have always said that I haven't been put on this earth to "Hug" toilets, so I'am wondering who is going to clean all of these Bathrooms. Our two kids a boy and a girl had the upstairs "apartment" which they and all their friends loved. I have added a timber stair case for fun, there's plenty of space but you will need to decide what you want to do in the attic and place the stairs to open up into a tall space. I have also turned one of the ensuites into a powder room. Your Jacaranda's only drop once a year!, you used to be able to trim them by 25% each year, you would need to check with your council, we were on the lower North Shore, I think you should consider the patio side of the house and make better use of that, is the front deck something you plan on adding because of aspect, and plant some tall growing hedge ready for the apartments. Our kids Attic desk/study space over looked our pool in the rear garden. With respect to using the formal rooms for bedrooms, you will find that once you have your large family/alfresco and the kids have their upstairs space if you still feel you need it, it would make a great office. You spend most of the time there only using only using the front room in the evening for watching movies etc. I have had another play with my floor plan, I think if your wife sees this you may be in trouble, it's a Master Suite, the free standing bath in the window alcove with white timber shutters for sun and privacy control..... Iam' adding a couple of photos of our old Federation which wasn't protected, when we sold it the new owners removed all of the Fret work & posts replacing them with simple timber posts. The front rooms which we didn't use very much once we opened up the rear rooms into a family area. The room with the Bay window had a Baby grand sitting there, we sold the piano before we took the photo. Cheers...See MoreAnother Dumbass
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