Browse Forums Renovation + Home Improvement 1 Feb 16, 2012 9:27 am Our house is small (3 beds, 1 bath), we are on a tight budget but need to renovate need to make the place more livable. Our scope of works includes: - Convert our single garage to bedroom and ensuite - Knock out part of an internal wall to connect two rooms - Move out an existing wooden wall and replace with large bi-fold door Do we need an architect to prepare these plans or is a draftsman sufficient? If we use a draftsman will need to source our own design inspiration/ideas from somewhere? Any tips for managing the process? This is our first reno! Cheers, Tubs Re: Reno with no major structural changes 2Feb 16, 2012 9:40 am HI Tubs.... I have no experience in what you are doing and am in the process of building a house. I found it very helpful to mock my house up on a free program called sweethome3D. Very easy to use (for me) as it is like microsoft visio. Basically draw in 2d and then see what it looks like in 3d and you can get a sense of dimensions and look. I am not sure about architect but if you are knocking walls I would think you need an engineers sign-off structurally. My brother reno'd my apartment years back and knocked walls out etc and we had to get structural engineers ok, no architect needed though. Hope it helps... Ciao mark Re: Reno with no major structural changes 3Feb 16, 2012 3:00 pm You need to ensure the wall is not load bearing and that it is legal to convert the garage to a living area. Lots do not have enough head room to be legal. Also the slab needs to conform. This could cost you when you go to sell, if it's not legal. Re: Reno with no major structural changes 4Feb 20, 2012 6:44 pm If your house is small as you mentioned then one would presume that the garage would also be small in one way or other. therefore being too narrow and/or ceiling level too low for a decent main bedroom. might need council approval too. You probably won't need council approval to knock out a bigger opening between rooms. but check anyway as its only a phone call. council requirements vary from city to city,state to state. the bigger opening was there anyway! wasn't it? LOL most draftsman are very helpful and will advise you on whats required for moving out the wall and installing the bi folds. on small quicky reno's an architect isn't usually req'd. On most reno's and new builds a smart drafty is all you'll ever need anyway! If you're on a tight budget get on ebay for a look; most of my reno used items from ebay! just my two cents worth! cheers mb Assuming you've modelled the TB8, TB10, TB12, TB2 & J1 joists/LVLs there, it appears as per drawing to me. There maybe should be an additional J1 between TB10 and T12 if… 3 31750 interesting situation what happened after builder issued final invoice? did you list as defect or not does the building surveyor have any responsibility? ie. issuing… 13 46800 |