Browse Forums Building A New House 1 Jun 06, 2015 2:22 am Hi guys, Looking to build my first home - aiming for an investment property largely so nothing too frilled up or fancy. Trying to add costs or value where it makes good sense i.e. just in the unlikely event of needing to sell in the short term. The idea of being able to move in if I need to woul dbe great, but again my ideal goal is as an investment. I'm currently looking at a few builders for my 400m2 block (15 m frontage) - smart homes for living, celebration homes, redink, new home generations, ideal homes and blueprint homes. So far new home generations hasn't been too on ball with design. Smarthomes and redink have hit the ball the most in terms of design, celebration a little bit off (as my aim was to maximise internal living space allowed of around circa 238m2). Ideal homes is ok but isn't that cheap, and blueprint homes I keep hearing is a cheap, decent quality builder but whom to get more detailed designs and costings I need to commit to the $2k deposit. That said - wondering firstly on thoughts regarding the above... and secondly, I've attached a draft design possible through SmartHomes and what I have had costed up. I tried to get it fully costed to cover any hidden costs, sales person was great in that sense in being obliging which I appreciate. Just wondering if anyone could run their eye over the screenshots attached below and chime in your feedback. Am I missing anything? The quote basically starts at 187k for the house design (also attached), and the additionals bump it up to 206k.... essentially I asked for all site works and required costs to be shown, hence the 14-18k. This includes the $990 max upgrade where they throw in carpet/tiles throughout, and you can choose either high ceilings throughout (bump up to 30course and 27 course through house) and stone bench tops, or just reverse cycle air conditioning. You will also see some additional costings there (the his and her costing i was provided a little stick on overlay where the current WIR for ensuite can be split into his and her - same space but just physically split in two). Thoughts? Is the builder missing anything in terms of costings, site works, or anything to get full costs up to speed? Would love to hear of it as I did not even know about the concrete bump and european house borer. One thing missing which I queried is there should be a $750 for footpath repair (footpath protection fee essentailly). I thought DIY painting, perhaps venetians , and am tossing up if flooring and air conditioning is best off done myself? If I use the $990 max range upgrade it makes good sense to add the flooring, tiling and stone/high ceilings... to bump up to 31 course in selected areas such as open living, entrance and ensuite I've written it is about "$1500" next to the 30c ceiling throughout... so it's about $500 more expensive. Means secondary bedrooms would not get a bump up whereas the first option would be 30c throughout. Thoughts on what is better ? Sometimes I notice 31 c seems alot lower than 30c but unsure. Any thoughts on attached specs sheet as well? How are the brands/inclusions compared to your home builds? Anything worth getting worked up about? I will note competitors such as celebration homes and redink are coming up around 220-230k... so there seems to be a considerable difference I can't pinpoint? Should I just got the cheaper smart homes - or is there a reason for it being alot more affordable? Re: Home Build - Feedback please 2Jun 06, 2015 2:45 am Sorry, didn't know you can't attach photos directly, had to find a photo sharing website... Please see floor design and relevant costings below.... also keen to hear floor design suggestions... my idea was to push out bedroom 3 and 4 at top right's robes to be exaternal wall cavities where they join/adjacent... to make the room feels bigger. Brother also didn't like the ensuite location , reckons light from using toilet would shine on whoevers sleeping? Valid point? not sure if it would put off tenants though.. other thn that thinking I could get rid of the study and expand the open living area.... create a little storage cavity in garage back wall.... not sure what else I can modify to get more out. Front of house is facing north-west/west'ish.... Design: http://i68.photobucket.com/albums/i35/fortres/Building/The%20Mentor%20-%20Floor%20Design.jpg Costings - Page 1: http://i68.photobucket.com/albums/i35/fortres/Building/The%20Mentor%20-%20Draft%20Costings%201.jpg Costings - Page 2: http://i68.photobucket.com/albums/i35/fortres/Building/The%20Mentor%20-%20Draft%20Costings%202.jpg Costings - Page 3: http://i68.photobucket.com/albums/i35/fortres/Building/The%20Mentor%20-%20Draft%20Costings%203.jpg Re: Home Build - Feedback please 3Jun 06, 2015 7:39 am We used Plantation - they were good. If its an investment property I'd suggest don't overdo it - BUT ensure its sellable. Aspect is important imo. Simple garden with water system. The plan looks ok for what you have in mind. Simple but liveable. Enough rooms. Fair price. When the time comes you can always "tart" it up to sell. So maybe savings can be made in the things that are easily replaced - eg carpet (hard wear rather than pretty, taps, window coverings etc. Re: Home Build - Feedback please 4Jun 06, 2015 10:44 am Is plantation the builder or a brand? Agreee trying to strike a balance between doing what makes sense now before its built than trying to bump it up years down the track if i need to sell. At the same time hoping it'll just run smoothly as a rental for the first few years. Some of the alternative designs builders did made better use of the block shape leavinf a larger back yard than this cookie cutter design... But obviously rate in around 220-230k. At 206k it just seemed like a big gulf, perhaps blueprint is the only other one that would come in around 200. In terms of the costings is there any reasonable items or allowances im missing from anyone's experience?? Re: Home Build - Feedback please 5Jun 06, 2015 9:17 pm I am building with smart homes. My design is smaller and I didn't go with the max package in the end. Looking through the breakdown of your quote the prices look similar to mine for site works ect...my salesperson suggested we do soak wells ourselves after handover to save the $4000 charge there so we are doing them ourselves. My friend is also building with them and is building the design you have pictured. I thinks it's a good choice and as I work in the realestate field I think it would be a popular size home for renters. My quote included the $750 for footpath repair but didn't include the fall protection which I only found out about at contact stage. No big deal though. Home Build - Feedback please 6Jun 08, 2015 9:04 am I love that design. We are building on a 15m frontage too and had all sorts of troubles finding a design suitable as most builder had either 111-12m wide houses or 16m wide. I kind of wish we found a design like that for ours, it's a great plan, BUT I think some parts of it are overkill for a rental, depending on the suburb and expected returns. Two basins in an ensuit, whilst nice isn't so much a necessity and could be seen as a bit opulent for a rental. Our place for example, is similar size to that with 4 bedrooms and a study but came in nearly 40k cheaper, granted the builder isn't doing our flooring though. My main concern with your plan there though is lack of storage space. That's a family sized home with no real extra storage. Where does the vac get stored? What about the camping gear or linen, a family that would fit in that home would have LOADS of towels, bedsheets etc. and I'm not sure that cupboard in the laundry would be big enough. Also, depending on orientation make sure you will still get loads of light into the family, meals area - alfrescos, whilst sound like a good idea can suck allot of light from a room as they are the same ceiling height as the house. We opted to build a pergola later on to take advantage of the light we will be getting through northern facing windows and doors, and having seen it now (at lock up) it was the right choice with plenty of light flooding through. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Home Build - Feedback please 7Jun 08, 2015 9:21 am Be very careful of costs identified as "Provisional Sums". It is a way that you can be stung with extra costs since these are not a fixed estimate. If soil type, depth to rock and slope of land is known then there should be no need for provisional sums for sites costs. Try and get fixed-price quotes if you can. It also helps to try and get a copy of a geotechnical report from the land-estate developer. That will have a set of borehole reports at various points spread across the estate. It will confirm soil types and ideally depth to rock. You can then determine whether provisional sums are reasonable ( e.g. if builders estimate of depth of piering is sufficient ). Build thread: here Land Nov 12, Contract 6/07/13, Consent 15/08/13, Start 20/09/13, Slab 25/09/13, Frame 4/10/13, Brick 21/10/13, Roof 2/11/13, Lock-up 17/12/13, Handover 3/3/14 Re: Home Build - Feedback please 8Jun 09, 2015 1:22 am @Melski - thanks for your feedback. Why didn't you go with the max package given it's only $990 bucks more? Wouldn't it cost alot more to do the ceilings or get stone/aircond for the price you pay I thought site drainage was an issue that had to be done at time of building etc, and hence was done before slab etc is done? Or can this be done after site handover? Have you looked into how much it would cost for you to do the two soakwells yourself directly with a contractor? Will you save much? Still not sure what the fall protection is for, but good to know it's provisioned for in there! GIven you work in real estate did you find the plan/design deficient in storage space e.g. the laundry linen itself isn't adequate for a family home? Just strugglign to think where else linen shelving or any form of shelving could be squeezed in otherwise... Also, from your real estate pov I had a few further questions raised by the mrs on the design - if you wouldn't mind lending your opinion: 1) The activity area amongst the 3rd and 4th bedrooms - would you leave this in the design? I reckon it would appeal to family's kids and having a drop zone area either for use as study or entertainment. Gf reckons she'd rather her kids out and about in the main family/living area together as a family - but as this is an investment my argument is that's too personal/'my house' thinking? What's your opinion from working in real estate? How about the study area below the dining? Would you get rid of the wall and have a larger opening living/dining? Or leaving the study gives better appeal do you reckon? 2) Do you find any issues with the master suite bedroom? Currently if you have the bed off the north edge, it faces part of a wall, part ensuite entrance... an issue the gf reckons with having a centred tv against a solid backwall.... Do you think this is a major issue, does she have a point? Or do you find most families don't keep a tv in their master suite these days anyway? 3) thoughts on raised ceilings? Obviously the max range as you know offers 30 c throughout (27c alfresco/garage)... for resale I understand I'd be better off bumping the main living area , master suite, entrance to 31c, but some agents reckon for an investment property this is pointless and leaving original 28c throughout the house, and perhaps bumping 31c in just main living area, would show the best contrast in heights as the 28c entrance would rise up to 31c in the living? Frankly I feel like 31 c in bedrooms feels nice but i am 1.83m tall so perhaps I feel the difference in a 28c bedroom more, and an average renter wouldn't care less for the $ they pay? Thanks for any tips/advice you can give. Any other design features or things you've found your clients in real estate are after, would be great to know. Thanks melsi. Re: Home Build - Feedback please 9Jun 09, 2015 1:50 am @Jonooo - Where are you building (state wise)? I'm over in WA and there was still a few builders with 15m designs, I'm surprised you coudln't find one? Over here the trend towards having 12.5 m lot friendly designs are getting more common though.. as are 10m... luckily still a few traditional width designs available. Yeah you could be right about the double vanity. It was just something brought up by rental agents as good things to have in a build... and I was under the impression it was mentioned as it was worth the return in putting it in? Perhaps melski and any others with experience could comment? So your internal living space (including garage) was close to 238 m2? If so, coming in at 40k cheaper that is a huge difference? Not sure what sort of builder you went, but did you go a first home buyer's rung? Usually for that big of a price difference the inclusions or size house must be different to my own? Agreed with your concerns on storage. I've raised that in my responses to SmartHomes and see if I can squeeze a larger linen or perhaps shelving elsewhere... we live in a 3 bedroom house now and yes only have a linen in the laundry, and no other real 'storage' cupboards. I guess with a large family house like this, I've noticed many designs don't suggest any larger amount of storage anyhow. So perhaps the idea is extra items will be stored in the garage, or within bedrooms (which may act as extra storage rooms perhaps?). I have raised perhaps a broome/vacuum cleaner cavity in the linen, one of the design features I saw with redink homes. Otherwise I'ma bit lost at how else to increase storage space in this design given living space wise I'm at my maximums by regulation almost? orientation wise, if you look at the plan as it currnetly is , the north is to the south-west of the plan... so basically the bottom left corner of the garage's direciton... as a rough 'guide'. So hopefully means winter light and summer will stream through any open living on the left side of the plan (hence can't be on the right). @maximums - Once I get site and engineering surveys done my understanding is much of the site costs should become fixed... I don't think the developer wanted to give out any geotechnical reports - I'll ask again but my understanding was that wasn't how they operated.... I assume by 'depth of piering' this is the depth upon which you come across rock? In which case should I enquire what depth my provisional sum included in the cost quote is? I assume this is referred to as the "hard digging' sum costed for? I will double check that any amounts in that costings that are 'PS" addition items are fixed costs being accounted for... I also checked out the pre start workshops and they use formica as a standard and laminex as an upgrade - has anyone here found any deficiencies in formica's range/quality of laminate as oppose to laminex which most people use? I know costs are down for BGC group builders as they use brands they own and compete well on cost, but just curious on the quality. Re: Home Build - Feedback please 10Jun 09, 2015 10:44 pm Hi @SaberX I went with the very base price for my design as am planning on doing carpets, aircon, painting ect... after handover. I was going to do the tiling as well but ended up getting that included in the build as quoted price was pretty reasonable. The price for my design based on the max package was from memory over $14000 higher than the very base price and then the $990 was on top of that. I am on a very tight budget so I didn't want to spend that extra money and I believe I can do certain things cheaper myself after handover as I have plenty of contacts that can help me out. I will also just be installing split system air-con instead of the ducted. The soak wells they cost in are for 2 very large concrete ones. My builder friends tell me this is overkill. They will help me install several smaller soak wells that can just be purchased from Bunnings. I have no idea what price they will cost to buy but labour wise will only cost me a few slabs of beer and a bbq no where near the $4000 quoted. This can be done after handover. Fall protection I believe is some sort of safety railing for the roof??? I don't believe it is required in all builds maybe just where the build is close to a retaining wall that has some height which mine does. I wouldn't worry too much about adding extra storage for a rental. I can't remember ever being asked how much storage is in a house by a potential tenant. From memory there was an option with smart homes designs to put the toilet in between the laundry and bathroom and this some how created a slightly bigger laundry and linen? My laundry design has a benchtop with a built in trough and cupboard underneath so you could ask about that if you were that concerned but really there seems to be plenty with robes in every room, garage ect... As for the activity area. I think it is an added bonus to have it but I don't think it will get you a higher rent amount or anything like . I would personally keep the study. From memory when I looked at this display home the living dining area seemed huge so I don't think you would need that larger but that's personal taste. I wouldn't worry to much about a TV location on the bedroom wall as I don't find too many tenants request that. I would think a TV could fit on that wall adjacent to the toilet if they really wanted it anyway. Same with the high ceilings, if you can get it for a great price as that package then that's a bonus but I don't believe it will get you a higher rental yield but may be better for resale down the track. I would also keep the double sink in the ensuite as I think that's pretty standard in new builds these days and ensuites without a double seem to feel smaller. The items most tenants ask about when looking for in rentals are location, number of bedrooms and bathrooms, open plan living plus a separate theatre room, spacious kitchen and air conditioning. Chose a design that includes these, decorate it in neutral colours, price it properly and you will be fine. Re: Home Build - Feedback please 11Jun 10, 2015 12:52 am Also building with Smarthomes. Not impressed with the timeline as per my first page. Communication once you go into construction is shocking... Our build thread: viewtopic.php?f=31&t=77196 Re: Home Build - Feedback please 12Jun 10, 2015 1:03 am I'm currently building the exact same design with smart homes. I know you won't be living there but I would raise the 18c wall in the entry to full height. 18c looks 'awakward' but hey that's just my opinion. I'd look at doing soak wells myself as a lot of money can be saved by doing things yourself after handover. Sorry I'm not much help Re: Home Build - Feedback please 13Jun 10, 2015 1:27 am Hi Melski - some interesting points raised... have a few more questions to throw at you if that were the case... What design did you go for (albeit smaller) and what rough enclosed site coverage did your plan approximate? I never asked for a base price costed upwards but your experiences makes me curious... I stressed investment build and the value I wanted to therefore extract in the right areas... base model was roughly 187k and crediting notionally the max ranges flooring/tiling etc I was looking at the cost coming down to circa 181-182k something... so for 5k more base price plus the $990 upgrade, he reckoned while you technically did pay for it partially (so it isn't technicalyl just "$990" your paying for carpet throughout etc in the max range) it was still better than crediting it and doing it yourself. I was also thinking of DIY painting (5k if not more for a size house i've been told, potentially $1k or less if you then DIY?), and even now window treatments as some have said anyone can order ready to fit basic venetians and install these yourself without looking too tacky or being too difficult - prefect for an investment property? Any thoughts? As for tiling/carpets I haven't got a good idea of how much it takes externally because I don't know the exact m2 of tiling throughout or carpet, although I guess one could reasonably work it out based ont he floor design. Do you have a rough guideline on suppyl and installation per m2 of floor space tiling/carpet? Guess the issue is whether the banks will lend/allow a build with these things missing? As a real estate agent do you not find a greater return or rental from having ducted reverse cycle air conditioning over some split systems? I've even heard of some properties (albeit furnished to top spec) getting away with fans in rooms in this day and age? Would I be better off putting in a cheaper, gets the job done brand air conditioning e.g. samsung, LG, for say $6-8k versus an equivalent Daiken or Fujitsu for 10-12k? Given its a rental? Or is it noticeably tacky/cheap to prospective tenants? Great you have friends helping. My worry is I or no friend knows how to do soakwells - I assume to get a third party to do them would bring the cost of soak wells close to the builder's $4k? My other worry is how easy it is to stuff up your soakwells and if so can it have drastic effects on your drainage or damage your property severly? Void insurance or anything, versus getting someone else to do it. I'm abit of a worry wart, so the sound of stuffing up your stormwater drainage worries me than just doing a crappy DIY paint or windows treatment job. Believe I have no retaining wall so I may avoid the fall protection. Interesting to hear your thoughts on storage. I would be getting a laundry stainless steel trough upgraded to cabinetry, and would extend where I can across for cabinets if I may.. although that said my design doesn't seem to leave much room for a wider linen...having raised 30c ceilings throughout is one way this would raise the height of the linen at least? I would hope that any room in each of the bedrooms robes would then house any excess slack? Perhaps one thing really missing is a broome cupboard for the broome or vacuum cleaner, ironing board etc in the laundry linen cupboard =... but again, you have indicated that tenants have never really asked you about storage before or during viewings of rentals? Activity area - don't think the extra wall or anything wil be a huge cost. I was more of wondering whether you would keep it and use the space for other things e.g. larger storage or otherwise.. in this case you seem to see a positive for it. I guess even if it wasn't a seperate activity they could chuck temporary furniture/storage in there also, the vaccuum cleaner, appliances, book cases etc. Rather than ridding that room to expend design dimensions elsewhere? Your right - I viewed my design (albeit flipped somewhat) at The Protege - SmartHomes display in Byford. It was pretty big, and the living area is 1m more for one dimension in my build (5 x 5) vs their 5v4. Interesting, so you find most tenants don't have a TV in their master bedroom or find the slightly misaligned wall adjacent to the toilet as a put off? Must just be my Mrs imagining not having a centred tv relative to the bed being in the middle of the room. The only designs where the bed got an opposite solid wall was where you entered from one corner, window was facing south, and north of the plan was the WIR/ensuite. This allowed the bed on left or right wall, facing another solid wall. Otherwise can't find any other way it would work (design wise!). Again, I guess I shouldn't lose sleep on it if it isn't a key rental return. I agree with the resale value of the high ceilings. So you don't find the higher ceiling homes - while not adding rental return, turn around and rent faster in terms of 'appeal' and therefore indirectly see a return? I can still get the 30c throughout, just not 31c unless i pay additional, which I think would be at least 2.5k for a bump up from 30 to 31c. Would you bother? The 1 c difference is about the cornices on a 31c height lower anyway? Ensuite double vanity - more about rental appeal than return in this case from what you say? Completely different to design but do you find an included dishwasher and security systems return money relative to none at all? Would I be correct in assuming with a rental build I am making a smarter decision by leaving laminate benchtops throughout except the kitchen? I think the master ensuite would have stone left over from the kitchen, otherwise if I could save money I would leave this out - at least this was what I was told tenants wouldn't give a second thought to. Do your tenants care or mind whether it is the theatre or master ensuite at front of house? Re: Home Build - Feedback please 14Jun 10, 2015 1:35 am @Smarthomesbuild - Sorry to hear that. I'll have a read from the start of your thead and perhaps post specific questions there - but besides timeline wise, has your quality of build and materials relative to your salesperson and the contract and what was to be provided, been up to your expectations? Be quite keen to see if they really live up to the multiple display home awards from the MBAWA over the last yr or so, as well as being project builder of the year last year, which as far as I heard from their consultant was a reflection on their quality? Timeliness is still a pain.. my titles settle in October (planned). WIll have to see if I sign in July whether October they'd have admin all done and ready for getting to site after title for surveys and slab down as close to after October as they can.... @millbridge - did you mean 28c? I agree 31c is good, but the salesperson at The Protege recommended that the level differentials between a 28c entrance going up to 31c in the open living area would be noticed more by oblivious renters? His argument being 30course throughout bump ups would look like one level roof and be taken for granted, rather than seeing the return you wished? Are you doing your soakwells yourself given the same design? Be keen to hear how much these soakwells cost themselves to do yourself, I know nothing about the process, but I thought the soakwells used had quality differences and all I know is it is for storm water drainage/to preven tflooding, so my biggest worry was someone who never does handiwork, can I really stuff up my property and cause some major financial or legal damage , or is DIY soakwells plain ABC's? Otherwise can you get a reputable, good third party to install them for a fraction of the 4k cost for 2 soakwells from the builder? I'll head over to your build page tomorrow and pose a few questions about your build given the same design, if you don't mind millbridge? Namely just keen to see how you modified it, your approach to 'storage' as i've been discussing with melski above, and if you found any issues with the master suite layout as well (for finding a flat wall to have a centred TV) and anything else smart that you changed or found savings in - just incase my sales person has left further things out (never mentioned about DIY my soak wells!) Keep up the feedback - you've al been great help. Always keen for little liners from other posters as yourself, as all these add up to a better, clearer picture for things i might not even know, that I don't know! Re: Home Build - Feedback please 15Jun 10, 2015 8:48 pm So far quality wise it's good, but the more important parts are still to come. My problem is that the timeline is costing me thousands extra. I was sold on a 26 week build from title. 8 months in I'm not even locked up. Then again Milbridge started after me and is almost done - but I assume that's not the Perth team.... Our build thread: viewtopic.php?f=31&t=77196 Re: Home Build - Feedback please 16Jun 24, 2015 12:09 pm Bad luck SmartHomes - yeah that's what I was concerned with. The price looks competitive - 206k i'm coming up with building, plus all siteworks possible and anything else they usually sting you for. The only things being internal painting, window treatments, air conditioning and the usual lightings fixtures etc that you'll haveto choose and pay extra for, power points extras etc. But the base house , plus site works, other fees and necessary costs are included. Meanwhile I'm coming in around 225k for celebration homes, and I can't help but wonder about the 20k difference and given this is an investment property whether you're paying for name, advertising and the likes with celebrations, whereas smart homes is 'gets the job done' quality fittings. I understand they are cheaper in comparison to the caroma and other aus branded names in celebration homes... but kind of wonder if you will come to regret or appreciate the cheaper 'gets the job done' nature of Smart Homes. Any thoughts? Or do you think the 20k difference is justified for what you can't see, in terms of build quality? I'll post the floor plan design per celebrations in a following post... be keen to hear your thoughts.... it's drafted preliminarily based on my block shape (angled on front as left length side is 2m longer than right). So far happy with design bar perhaps if the drop zone outside the garage-hallway door should be converted to storage shelving? Or left as an open drop zone. And also the original 'BRando' design that this is built off has linen shelving opening up to the secondary hallway where my fridge recess is due to the differing design. Thoughts on the design would be appreciated. Particularly in comparison to the SmartHomes design above. And also for the 20k difference in price.... maybe I can ask them to work this down by 30 June - can you usually get a cheaper/good deal before end of financial year? Or do they not really care about landing a sale before this cut off? They also want to seal the deal as they mentioned price rises from 1 July... is this a sales tactic or do price rises have a significant material impact on pricing that if I am largely happy with the design, and I can work the cost down, should I commit and avoid a price rise?? I would have thought in this depressed economy price rises should be limited? Re: Home Build - Feedback please 17Jun 24, 2015 1:39 pm Made a mistake. I'm based of the court design not Brando. I think Brando was my original design that i just had too many changes i wasnt happy with. Comments /feedback please?? Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Here's an updated design i just got back based on feedback I asked for the above design: additional storage shelving which i thought the cost may attract tenants - been worked into the activity room wall /secondary hallway. He's also pushed the pantry bigger to allow for doora to theatre. This allows the theatre to alternatively suit as a 5th bedroom, study or whatever given it can enclose. Is one 820 door too petty for a theatre? Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Keen to hear feedback! Particularly from those in real estate experience as to what 4x2 household tenants want? The dining and living is only 6.9m wide due to the little study area below. Reckon this is too small? The smart homes one was prev 8.3m give or take and def felt large in person. On the other hand i feel the study room is small but valuable for a tenants computer or office and adds.more appeal than freeing up the space for the dining/livinf area?? It also allows the store to run along the boundary as no window needed. Supposedly a cheeky thing by classifying the study room as a non living area i.e. storage room?? Will this work when submitted to council? Re: Home Build - Feedback please 18Jul 10, 2015 10:51 pm That's so similar to our house design, if a little bigger. We decided it was more important to not build so close to the boundary on the garage side though - as that's our north side - so we would maximize the light coming into the living area. I'm a photographer so will use the kitchen space for photographing allot and need that extra bright space. We decided to fit a study at the front of our place near the bedroom, it made the bedroom smaller but we're not so vein as to need a huge room, it's only where we sleep and felt a study at the front makes more sense. The front of the house then becomes a kid free zone (once old enough to roam the house! We also decided to put our shower on the other side of the ensuite, giving us a larger window for more light and making a larger, more luxurious shower - the wall near the toilet is a 1400 high nib wall to flood the light in to the mirror area which apparently is important for women :p if possible I'd make the theatre room much longer, that looks like it may be a bit close to the wall where the TV would go to me. I wish we could have had an extra meter on ours but we just ran out of money! We also opted to go for a corner walk in pantry, which meant where your pantry is now became a storage room for odds and ends and that wall in the kitchen houses the fridge and an oven tower giving us more usable bench space (again important for work) as well as moving the sink to one end of the island for that extra prep area in the kitchen instead of it being split by an awkward sink. I do really like the extra room in that design compared to ours though and love the addition of the activity room. Very clever. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Home Build - Feedback please 19Jul 10, 2015 10:57 pm One other thing we found important talking to friends in real estate and thinking about it more carefully is the three way main bathroom. This is more guest friendly and gives the opportunity for a larger vanity and sink area in the main bathroom and means rather than guests having to walk through dirty laundry to go to the toilet they can walk straight through whilst retaining the ability for someone being able to shower whilst someone else can use the toilet. Also, having your laundry being looked into from the hallway is a bit odd, I wouldn't want anyone to see into my laundry room if I had guests over. 6 55354 My home office is hot with computer equipment running virtually 18 hours a day. When it gets unbearably warm I simply step out of my door into the living area which is… 0 5129 |