Hi maryprior892 Thanks for posting the extra information it all helps in gaining some understanding, I think it is possible to improve this existing house in a cost effective manner. Just a minor item that I picked up in regards of equipment - I think you mentioned that the existing STORAGE is actually a covered internal courtyard - I also notice that you have a hot water unit in this space - you should check that the hot-water service (if it is a gas unit) that it has sufficient ventilation and is not an external units that has been closed in - any plumber will give you this information - enclosing gas units that are designed for external use is not a good idea. I think that if you are going to make changes it not only should suit you, but also have a good resale opportunity - considering your upstairs areas it might be better to add a decent En-suite and walk in robes and getting two or three bedrooms downstairs - in this way you would have parents areas separated from children - this might have better resale and use that a tiny ES. The third bedroom downstairs could be gained by enclosing the RUMPUS room and providing access to bathroom areas by a corridor to existing bathrooms. This would also aid in getting containment areas for heating - at the moment the plan shows one open space including the upstairs - lots of heating in winter in Tasmania for all that area - some compartmentalization would probably help in combating yearly heating costs. The existing living area are certainly ample, so the loss of the rumpus to a bedroom does not detract greatly to the overall house, and in the meantime you could use the new downstairs bedroom/rumpus room as you have already mentioned as a library. I think this is achievable, but before doing a physical change, I would have a fully developed plan which includes all existing and proposed furniture to scale, with a few 3D views to enhance the concept. (It easier to change drawings than walls - a lot less dust and much cheaper) I would then obtain the opinion of a Real-estate agent (the Real-estate agent you bought it from is not a bad place to start) and maybe two others. This might help in making long term decisions in regards to investment for the future. Staging your proposed renovations is also another approach that you might investigate. Above all I would retain and obtain as many ocean views that you can possibly get, I assume that the ocean views are at the front of the house (" revealed an open fireplace in the front lounge which also has ocean views so that is fabulous.") If possible you might consider developing an external eating/sitting/entertaining area with ocean views - I certainly would be a buyer, and I would assume that it might be supported by the real-estate agent. I hope this is of some help, I would be happy to comment further on this design as more information becomes available. Michael Manias Manias Associates Building Associates mm407p@gmail.com

retain as much of the existing walls as possible and for stage 1 suggest stealing enough space from the office to include the window in a combined laundry pantry, keeping the separate front lounge and entry foyer and rearranging the kitchen with meals area and keep the original entry with twin cavity sliding doors and space for wall cabinets keeps some privacy for the entry stage 2 family bathroom, front bedroom and halls and remove storage from small bedrooms to allow for temporary entry doors stage 3 new bed 3, hallway with storage and master suite with extended hip roof stage 4 new laundry, family dining room, widen opning between kitchen and extension improved pantry, extra cabinets and study nook for old dining area and skillion roof then outdoor areas and holiday at home!!

as you don't expect to spend long periods of time in the laundry my suggestions has the window for the workshop (with ventilation ducts and Solar skylights for the enclosed rooms) and, depending on how you want to use the 3m counter i've placed the washer and dryer against the garage wall with the quieter cabinet dryer opposite and there's a walk in linen cabinet instead of the tall storage in the bathroom with plenty of storage space in the vanities for bath towels

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