Browse Forums Renovation + Home Improvement 1 Mar 17, 2011 10:19 pm Newbie poster! Hi Ive been lurking around for a few months, but stumbling upon this new sub-forum has prompted me to jump in! My hubby and I have been doing and planning and dreaming about our ongoing reno for years. Mike bought our little Richmond Vic Miners cottage years and years ago and had renters in it for a while. It has been part-renovated three times: First time, when he first bought the house (I wasnt on the scene then though) Painted, recarpeted, and general clean up Second time, in 2001, just before we went overseas together Reason being that the lounge room floor was bouncing in an odd way... hmmm pulled up the carpet and the bearers along one side of the room had all rotted away due to rising damp put in a damp course, refloored Recarpeted (cheapie stuff though), all guttering replaced some repainting pulled up the front courtyard and put in a driveway (a total coup in Richmond) Third time, just before we decided to start our family refloored part of the boards that were not up to scratch to be polished polished the boards, reskirted, replastered the parts that were damaged due to the rising damp from before (had to wait till the bricks dried out over the course of a year), repainted (used a colour consultant and went a bit 'out there') replaced the grotty toilet and taps and now about to step off the edge into, drum roll please.... the full on, fight the council for the permit to go all out, move in with the inlaws with 2 toddlers in tow, tear the back bit down, put on a second level, squeeze every last skerrick of possible living space you can out of a 4.8m x 33m block, while maintaining the 'original' bit we have worked on already, and survive through it, extension! I have not got any of the photos from the previous renos scanned as they were all done before the digital age, but will have a go when i get a chance I have done a bit of the design myself using visio and will post that soon too Just thought I'd bite the bullet and get my own thread happening Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike's Victorian Miners Cottage Reno 2Mar 17, 2011 10:54 pm Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Here's the first try.... Apologies to the forum moderators if this is too big, or not right - let me know and I'll change it as needed :blush: have not had the chance to read the rule book yet i should go to bed! Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike's Victorian Miners Cottage Reno 3Mar 18, 2011 5:51 am wow, AMAZING!!!! love it!!! how exciting for you both. it is going to look yummmo when you have finished and so much more space...well done!! Re: Emily and Mike's Victorian Miners Cottage Reno 6Mar 19, 2011 12:12 pm Love your ideas...can't wait to see it all come to life! Looking forward to watching your progress and seeing the pictures along the way! Good luck! Re: Emily and Mike's Victorian Miners Cottage Reno 7Mar 19, 2011 11:34 pm ooh, its nice to have people interested thanks for your enthusiasm everyone i dragged the old photo albums out tonight and scanned a few shots in. Auction notice Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Sold! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ this is the first reno that was just after initial settlement replacing ceiling in baathroom - this is the insulation fill that was in the ceiling cavity Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ the kitchen - basic but livable Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ the bathroom - also basic but livable Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ they also painted the inside and outsde at this point the house was then rented privately to uni students/friends for about 5 or so years. Then I came on the scene and we decided to go overseas, so needed to clean the house up and get official renters and real estate agents in as we would not be around to manage the property. as mentioned above, the boys living in the house had said that the lounge room floor was bouncy, so we thought we may need to restump, but on ripping up the carpet we found that all of the bearers had rotted through Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ so floor was ripped up, joists restumped and new bearers put in Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ and a damp course was retrofitted - the tradies drilled little holes into the mortar about 2 cm apart then used drip bottles with a plastic liquid that seeped in to the mortar and made a damp course Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ new flooring laid, we reused the flooring we could salvage Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ in the process of reflooring, we stumbled upon a boarded up fireplace, so we organised for a gas line to be run into the space for future connection - we didnt have the finance to do the gas fireplaces at that point but it was 'on the list' for later Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ we repainted the bungalow in the back courtyard, and carpeted it so we could advertise it as a bedroom, though it was uninsulated and much more appropriate as a workspace/office.... but that was the advice of the Real Estate dudes! We also ripped up the front courtyard which was totally wasted space, as it had wobbly pavers and a sunken fernery Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ converted the front yard to a driveway and added a picket fence Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ as mentioned before, that was a complete coup in Richmond - the council REEAALLY didnt want us to have that driveway, but I'm a persistent kind of gal and we got it in the end at that point we rented it out for a year, then moved back into it when we returned from overseas. we stayed in it as it was for about 5 years then decided to do the next reno..... and those piccies are for tomorrow night! Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 9Mar 20, 2011 5:18 am wow, you have done an incredible job already...the next reno is going to be amazing!! it is such a dinky cottage, you just want to pop it in your pocket and carry it around. was it subdivided at the back? I like the parking space, much better than a tiny courtyard you would never use, well done. good value for money there. thanks for the pics, lots of hard work so far, good on you!! Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 11Mar 20, 2011 1:42 pm Hi Kiwi, I'm not sure what the original development in the area was, but its been divided into a few uneven blocks - we are block 3: Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ the "road" down the side of block 3 is more of a lane, and the previous owners of block 7 years and years ago actually fenced it off at the back end of our block (naughty naughty but it was done so long ago that no one can change it now) That block has a small 2 storey house and quite extensive gardens (for Richmond). Blocks 4 and 5 are now merged and big 4 storey flats are there. they are on our south side though so dont cause us any issues at all. Block 2 built a similar extension as we are planning though they retained their back courtyard, which we are planning to incorporate into our build - she is a single lady and we are a family of 4 so different motivations there! Also I dont know why that little cut out is there at the end of our block - strange - no easments are indicated.... but you can see from the plans above that we just have to cut a portion into our back end for it Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike'shttp Vic Miners Cottage Reno - Piccies A 12Mar 20, 2011 2:17 pm Hi Amadio, Yes we were suspicious about the extra fireplace as it backs onto the other one in the main bedroom and other similar houses had the 'twin' setup. As another surprise for the next renovater long after we are gone, we buried a time capsule at the end of the hearth in that room - i cant remember what we put in it exactly, some pictures, some coins i think - but I often wonder about who will find it one day The sunken fernery was just odd - you couldnt even sit on a chair in the front yard as it was - it was so overgrown and trecherous with all the pavers every where. We also found an old shirt and heaps of what we think were lamb shank bones under the floor boards when we ripped them up - they must have been there for 50 years? some flooring dude was hot and had to eat his 'leftover roast shank' lunch quickly perhaps?? Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 13Mar 20, 2011 5:54 pm wow, that is a few blocks on that section...or was, cos like you say some have joined together. how interesting. thanks for sharing. that is so funny about the lamb shank bones, classic! maybe they were cheap in those days... or they made a hungi and forgot about it and this was the food they were going to serve everyone..?! Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 15Mar 21, 2011 11:13 am Just real quick smemily: - you don't appear to have any real usable outside space - have you thought about using a kitchen island to open up that combined kitchen/living space more? - given I would have thought you would be looking at $400k plus have you considered engaging an architect? Renovation Thread: viewtopic.php?f=31&t=38489 Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 16Mar 21, 2011 11:24 am Wow this one's going to be interesting! What great fun you'll have albeit a long and bumpy road to the end of the build no doubt. Good advice from Biff - you should see his reno - it's amazing. Keep us posted! For info on our build: viewtopic.php?f=31&t=43093 Built the McLaren by Dechellis - slab down 22 Feb - handover 30 Aug 2011 - and gardens finished 9 Dec 2012!! Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 17Mar 21, 2011 9:36 pm ooh lots of comments - yay! This might be long and rambling coz I'm awfully excited to talk to people who are interested!! Hi Biff = you are totally correct - no outside space to speak of We currently have a small courtyard and a bungalow - and rarely use the courtyard unless its spring. It's far too hot in summer and far too cold in winter. I had planned to have a courtyard on the second level of about the same size so we could retain the outdoor space we have, but we priced it roughly and the cost of waterproofing it is just too much for the small space we would be getting. That's why we have gone for a narrower central decked area over 2 levels... looking at it from a fresh perspective I can see how that looks strange though.... truly, the best use of space would be to convert the lounge in the original house to the bathroom or kitchen, and knock out that original back wall, then retain the same space we have as an outside area, but, despite many years of discussion (yes years) my hubby is really against this for sentimental reasons.... we never do things in life for the right reasons though I suppose! As it stands in the current idea above, we will have the top area as the washing line, and if thats not in use it will be just enough space for a banana lounge and a cocktail table *hic* and the bit underneath will be for the bins and the 'services' (i really dont know what this exactly means, but i see in every extension in these parts that they have a small cut out on the side wall for some reason and I can only suppose it provides access to sewer pipes and such?) but again, if we move the bins out to the front driveway then that space would be equal to the actual useable space we have in the courtyard ATM, and would fit a small round table and chairs, so to *us* its not much of a loss IYKWIM? but yeah, resale value..... maybe not the best idea... play the 'forever-house' card???!!! in the end it will actually be a 5 bedroom house, which seems rather extravagant, though each space will be quite small. My hubby is a musician and music teacher, so all of his crap *ahem* items are in the bungalow and will be moved to the front room so he can have music students again, yay cash in hand and the second room will return to its original use as a study - it has a huge floor to ceiling built in desk and shelves. That leaves the 3 bedrooms and main bathroom upstairs. Regarding the kitchen bench, I had thought of an island and discarded it as an option in such a narrow space, thinking also that I would loose a breakfast bench spot, but the more I look at pictures on here, the more I wonder if an island would be better... I dunno, what are the pros and cons of the two do you think? One of my pet peeves at the moment is that the kitchen is a 'thoroughfare' it drives me batty, and friends who do have a similar house and extension in the same suburb say they rarely use that 'right' side of the bench and so have stuck a portable chopping block on wheels there, hence my reasons for discarding that idea in this type of house.... but you have made me rethink, any thoughts from others? We did look at an architect, and (being naive in the building arena at the time) almost fell off our chairs when they quoted 10% of a 350K build, plus project management fees. Our rationale was that we may as well sell and wear the stamp duty of another purchase instead we have veered towards an extension company, who have architectural draughtspersons. Though this has been in my thoughts lately, as I have not actually consulted a draughtsperson about the sketches above. It causes me slight anxiety actually as I suspect my lovely well-thought-out ideas may come unstuck when a draughtsperson says "umm, you just can't physically do that". The company we are currently working with has been used by a couple of our frinds who have extended and comes very highly recommended, and we will get comparison quotes to ensure they are in the right ballpark but at this stage they are making all the right moves.... but maybe I am in the dark - what have you found would be the advantage of an architect for this situation? Would they really try to push for a refit of the original part of the house? Looking at your reno, the WOW factor is huge, and I can see that you have gone for the back wall knockout. I can certainly see the value in the architectural input as it looks absolutely magnificent and has really creative and smart uses of space, but I suppose I also look at that and think I dont have the cash for the extra details you have is this true and I am selling myself short? I hope it comes in under 400K, because if its over when we get the formal quote that will just about pop the cork on the whole thing MissyP = I fleetingly thought about that but then I firmly switched OFF my thinking and started singing la la la la we did have a close look though and they looked like meat bones, and all the same size, so I think it was maybe a group lunch that someone's darling missus bought to the site one day? (is that what a hungi is kiwi??) but maybe i am just in denial Thanks for your interest mclaren I really am never one to choose the easy path TBH. Bring on the bumps and bruises I say! Nothing worthwhile in life is easy! *insert various other naive and overly-confident cliches* lucky we will be living with the inlaws, who regularly travel interstate, so we will have the luxury of time up our sleeves (not infinite time mind you, but enough I hope!) Emily Us.... Me:35 Mike:40 Maddie:3 Abby:1 I've got a thread!: https://forum.homeone.com.au/viewtopic.php?f=53&t=45435 Progress: Town Planning Application Submitted Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 18Mar 22, 2011 7:15 am Wow, what you have done so far is pretty good, so I can only imagine what it will be like finished. Your off-street parking will be a real bonus when you have students coming for lessons. I will be watching with interest Second Time 'Round Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 19Mar 22, 2011 8:25 am a hungi is where food is cooked underground, like a fire pit then with dirt and rocks and leaves and stuff covering the food while it cooks for about 8 hrs. maybe they forgot they dug a hole and put all the meat in, or just lazy, ate it and threw it all back in again and went inside! wow, you have really thought out this extension. I cant say re an architect or not, but if you are happy with who you are using now and your mates are...if it aint broke etc and less $$$ and yay you have a place to live,one less stress. when will it all start do you think? Re: Emily and Mike's Vic Miners Cottage Reno - Piccies Added 20Mar 22, 2011 10:41 am The big advantage of an architect is their intelligent use of space. The difficulty with houses like ours is maximising the best use of what little space we have. Also, because they are so tight you need really detailed plans as I can guarantee you when you start the actual build there will be some things that just don't/won't work or the site itself will throw something unexpected in the mix. Just looking at your plans to have a 5 bedroom house on a site that size doesn't sit that well with me. I think you run the risk of it becoming cramped, pokey and potentially dark. The illusion of space is almost as important as having the space! Given you are also on a corner block you have open to you a wider variety of potential design options. As an example you could flip the house and have a great open plan kitchen/living upstairs at the back with beautiful glazing to open up the area. These are the types of things an architect will toy around with. Our house is only 5m wide and our island works well. It really comes down to personal taste though. Re the cost instinctively I think you are definitely looking well over $400k. Your finishes will play a part but overall they won't have that much of an impact (you'll see what I mean when you start getting some quotes broken down into the different components). Oh and do you really only have one toilet upstairs for a 5 bedroom house? Should there be one downstairs somewhere? Renovation Thread: viewtopic.php?f=31&t=38489 2 31342 Hi All New to the forum and looking for some advice, has anyone else renovated an old miners cottage in or around Ballarat and been able to identify the flooring? We… 0 8767 Give Jonathan a call. Tell him you know me. He is in my opinion the best surveyor I have ever worked with. His number is 0425 285 622 All the best Simeon 3 12392 |