Yeah, that is what i got when i looked it up it just did not clarify the bag or box, oll, thanks. I know tin roofs, we had those in FL, online does not clarify where, but started in 1700s, all over US. Maybe come from england since we both have? Meat pies we have. American is pot pies, spanish - empanadas, i forgot the name for greek and armenian. We fought for the right to vote, but it was forced on you? Can you go to jail? Sounds harsh. Although we normally only have about a 30% show rate. i do not know who they are, but since my guys never win? It isn't people like me. lol oh and i don't think we have balmain bugs.

When you go contrast in colors with grout and tiles you are not getting perfect look for the first 2016 post. But that tiling in the shower having small cut at bottom was just not a good planning by tiler, and its not fixing job now its redoing whole bathroom now. And not aligning joints in the other post shower floor and mainfloor does not look too off as photo in clicked at an angle and separation between two floors will have glass or something. But not aligning up the walls is odd but still be affected by other factors

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

you are super-patient!!! :) :) thank you :) I'm so sorry but I do actually have a couple MORE thoughts!! argh! there are just so many different options.... and this is a bit of an all consuming puzzle to try to solve. here they are: 1) study could become main bathroom - leaving new Bed 4 as per plan since it is bigger & a better size for guests. in this option, some area could be stolen from the study to boost ensuite size - even if it just made the ensuite 1 full metre. Ideally not requiring study window to change. 2) WC could potentially be separate either within this space OR at the back of the old kitchen (allowing for the remaining, longish hall wall to be shorter again) oklouise you may think some of these ideas are not very workable & I'd be so glad for your feedback & comment (and anyone else's comments as well), it's really so incredibly helpful - unbelievably helpful - to have everyone's input. i'd love recommendations on which ideas & options might work best for that balance between function & budget