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/

Absolutely agree with blueskies60 ! Remove the artwork/bench/plant that's on the left and replace then with either a bookshelf or a tall chest of drawers. Perhaps the plant can be repositioned into the corner on the floor where this troublesome niche is (there seems to be more than enough light there for a plant) and just place something calm and simple in the niche itself - perhaps a Japanese style scroll or pen and ink art work set off with a more rounded object sitting in the left corner of the niche; a gorgeous rock, a lovely candle, a calming statue... If you have (my preference) a chest of timber drawers on the left where the current art work is, you'll break up the symmetry, have more storage and have another surface upon which you can place a changing display of objects. This is the area that I would utilise for a mirror.

We installed a Zip system during our kitchen renovation- the filtered boiling, chilled and soda. We LOVE it! Having the hot water at a moments notice is amazing. Not only do we find we're drinking more tea (great thing for health), but we use it to soak things, heat up cooking quicker, etc. I probably use it 10x a day! We start our day off with hot lemon water w/ apple cider vinegar- it's so nice to have it at our fingertips! I saw the comment about being too hot... the beauty is that you have the chilled water with the push of a button. So I know that I fill my Yeti just under 2/3 with the boiling water and then flip the function and top it off with chilled water. I can drink it instantly. The chilled filtered water is a bit noisy, but in a house with kids, dog, lots of activity... it doesn't bother us. I also saw the comment about filling Britas... with kids that play sports, filling up water bottles constantly is so much easier right from the tap. And they want cold water. They did need to reorganize the plans for the cabinet to make room for it under the sink, but it really wasn't a big deal. I also had to adjust the bubbles to get a higher volume b/c we like our soda water fizzy- it was not difficult. We were avid Soda Stream users... this is SO much easier. We used to plow through Co2 cartridges so fast with the Soda Stream. And then you have to send them back to recycle them. The tech for Zip said we'll probably have to change out the Co2 on this unit once a year. I would say that if you're going to use it- it's definitely worth the money, space and noise.

I wouldn't go those dark laminate kitchen cupboards. I have the exact same and I absolutely loathe them now. I use to love the darker colours but now I wish I had just done them white, light gray or even the dark blue (although dark blue worries me a little too!). That dark laminate brown is such an absolute pain to keep clean. They show up every mark. I like your stone bench tops though but would look at other options to create the look you're hoping for with the joins and waterfall benches etc. Goodluck with it all!