New master w ensuite, New roof gable extending over new extension.

with a growing family my choice would be to have the new kitchen and family living areas in a rear extension that's built up high enough to avoid the overland flow but low enough to have more direct access to the rear garden and creates a new split level extension with internal stairs between old upstairs with all the bedrooms and downstairs with rumpus, new entry and bathroom but your dimensions are inconsistant so needs more accurate measurements and a local professional to help design the whole new floorplan but this renovations could be achieved in stages over time as funds allow but always plan for the long term

Great thinking outside the box

Hi Kate, thank you very much for your input.

That is something that I have not thought about.

I was just wondering if you have thoughts on my plan below compared to yours?

I just would like to have other people to criticise it. I would admit I cannot fit a laundry in there. But the advantage is that I am adding a pavilion without needing to remove heaps of internal wall.

To oklouise.

Thank you for you generous feedback and comments.

Your plan suggestions is even out of the box thinking than i imagine.

I have not checked with the council but I am sure that the I won't be able to have 3 stories house, so I wont be able to to take middle level into account. This that much big renovations, our fund my not be sufficient.

I was wondering if you happy enough to make another suggestion but focusing on the upper floor only and focusing on redoing kitchen with open floor living and redoing bathroom, adding one extra bedroom, adding extra bath/shower, extra toilet and deck?

Just disregard about the overland flow at this stage. Also our fund may only be sufficient to renovate the upper floor.

Thank you very much in advance

renovating existing upstairs cannot add the extra bedroom, bathroom and deck (plus space for internal stairs and upstairs laundry) unless you build an extension that would add even more space underneath that would not be legal height...a middle level is not a third story it is a way of adding an extension with an easy roof that is lower down than upstairs but with a floor that is higher up than on the ground...and would look something like this (showing location of existing toilet) but you need to discuss with local council, builder and professional designer

There are really only two cost minimising strategies (well three which is do nothing). One is stay entirely within the existing footprint. If that’s not possible altering the walls Inc external and roof of the existing structure as absolutely as little as possible. As OKL demos above - any new structure constructed almost entirely separately and joined by a link/corridor that doesn’t touch the existing roof or external walls will be the cheapest. Doing a one room extension is rarely cost effective because plans/permits and paperwork are similar for a small room as they are for a 9x5m extension. You mentioned earlier considering building forward, this will be governed by Council set back rules.

Hi all,

Thank you all for your input. It started to give me some clarity.

To oklouise again: thank you for clarification and I am still blown away by your post.

I can see now that your floor plan has a flow/continuation in it that makes me think how to split the project.

If I may still pick you brain again, if it was you, how would you stage your renovation if you have limited fund (say you only have fund for 1 level only) would you split the money and fund for 2 level but half-done?

(My thought is that, IF we go with this plan, we probably would renovate the ground floor last. But then how to make it work? (Eg we have to think about how to make the entrance work as it is on ground level)

Another thing is that our backyard is a slope towards the house. Backyard is higher than the house.

If you see our balcony at the back, underneath it is is flat ground for about 3.5m from the house, then after that it is sloping upwards. The gradient is approx 60cm:500cm (1 : 8.3).

(sorry I did not think the slope matters until you I saw your suggested floor plan).

Do you think it is actually an advantage or disadvantage when when building the middle floor? I was just thinking that we will need a good drainage system to move water away from the backyard.

thank you again

Photos of your property would really help in understanding your sloping land. Could you please post photos.

Hi dreamer,

Hopefully these help.

I know the soil against the house needs to be removed.

As you can see, the back entrance is lower than the existing concrete. I think i need to remove the existing concrete/soil by 20-30cm..

Keen to hear you thoughts

Is there a drainage line to divert water around the building or does it just flow through garage? Are u in a tropical climate with heavy downpours?

That’s is a beautiful backyard. You need to get an estimate on earth works costs for your current issues as well as any construction plans. Unfortunately building on a slope is always dramatically more expensive. A split level plan like OKL demonstrated would be the most cost effective but will still cost significantly more than on a flatter piece of land.

Having the slope at the back may be a good thing. If following oklouise plan, the new split level would walk out to land level. Because the land is higher. Negative maybe losing your beautiful garden…..

Hi all, thank you for all your input.

Yes, i would imagine the cost of earth works could be huge.

Yes we have quite a beautiful backyard where the children can run around. Yes one of the consideration of extending to the back is that we have to sacrifice the garden. But, because our land is in the largeish size, i would say we will still have the backyard for them to enjoy.

We are located in Brisbane in terms of climate. Yes there is a drainage to divert water away. 2 big occasions when water touched the garage was cyclone Alfred and in Feb 2022 when SEQ got something like 1 year worth of rain in a week.

Also other considerations is that the wall is asbestos. So there needs to be some planning when doing the reno.

Anyone has any input on how to split the reno work??

I can help with staging and timing but I can’t see what are the exact works you’re planning on doing. Have you decided the end state you want eg 3 bed, two bath, laundry internal, two living etc. you need a must list and a wish list? Number one is always deciding the budget, overall and initially. Then a very close second is finalising the floor plan and making sure it is functional for how long you choose to remain in the property.

hi bigreader

Initially, our must have is: redo kitchen with open floor living and redoing bathroom. Our kitchen and bathroom is old. Kitchen is falling apart (not kidding). Then, add one extra bedroom and add extra bath/shower and extra toilet. Then would like to have an outdoor space e.g. deck.

But, since I saw the plan by okl, i am exploring his/her idea. (not that I am committed yet or anything). just exploring how feasible it is. I can see that her suggestion is a big reno, so in reality it wont be possible all at once. So I am thinking how to stage it if we were to run with that reno (knowing that I won't be able to get all my must list in one go - e.g. if I add the middle level as first stage, i wont have my extra bedroom until i progress again).

Otherwise the idea by Kate above is also a good one that ticked our must have list. Obviously, we will consult local people for proper drawing and costing.

We are thinking about staying at least for next 10 years and could be longer.

Are the kitchen and bathroom going to stay in the same place?

Hi bigreader,

Initially, yes because thats one way to reduce cost, by not moving plumbing. See my proposed drawing to Kate above (see above post). And I have few variations of that, but essentially pretty similar that we dont move the kitchen or bathroom.

I have got some drawings that extend to the front and to the side as well, but unsure if it will work, hence my dilemma in my original post.

If we follow through my plan as Kate said that the entry to the master bedroom too tight, etc, also okl point out that it will create another not-legal- height space downstairs. So far their ideas are better than mine, but obviously need budget consideration.

Hence exploring options and weigh pro and cons.

Thanks for you help so far.

What is the height under the house

Do you need 3 full bedrooms and study or 4 full bedrooms?

You will lose the backyard space under any rear extension whether the extension is mid level or 1 st floor. Mid level connects best to back yard. Extending only on right side of rear avoids a lot of earthworks and hence cost. So it will be most cost effective. Particularly if bed 2 can be a study maintaining rear wall

Given you’re in Brisbane, there are trades and businesses with experiences in lifting houses so underneath is of legal height. I would have a consultation with them. Your sloped block is going to make most extension options very expensive. Raising the house and then having a carport in front would give you all the room you need without expensive land works in the backyard.

Hi Kate,

Thanks.

I think I am ditching the idea to extend to right side (to the south) as I think it just doesnt flow well and there will be too much corridor.

I prefer to have 4 full bedrooms. When the kids grow up they will need their own, and and 1 extra for guest e.g. grandparents occasionally stay 4x per year. Okl drawing has 5 bed room upstairs, that would be a bonus.

I hope I dont offend okl by asking this (modifying her plan). I am sorry if I do.

Whats your thoughts on the modification of the upper floor?

(it is based on okl suggestion: the bath, bed 4, bed 3, and bed 2 as per original okl drawing - only the bed 5 and master bedroom is changed to accommodate entry to the house )

My thought is that:

- 1st stage is to build the middle level, but in the mean time, we will still need the entrance door, so I would need to retain the front stairs, the porch, etc.

- Then 2nd stage is to develop the upper level ie. adding master bedroom along with the ensuit, bed 5, etc, which means i will still need to retain the entrance, porch, etc.

- I might have to ditch the ground level development and entry, as it may not be adding much value to the house, needing waterproofing (costly) due to overland flow.

(Despite the idea has really nice flow to the rest of the house).

- My concern with my own drawing is that when people entering the house, it will feels like just a corridor and people greeted with bedrooms. The corridor might be dark as no window (though the void may provide some light). Not until they go to middle level then they will get good sunlight.

Curious to hear if anyone have comments on this?

The corridor is short. Lots of houses have long entry corridors

any change that suits you wil not offend me but, maybe keep the old lounge and use dining room for an extra bedroom for now with a better family bathroom renovation instead of an extra upstairs bathroom

but long term, it would make more sense to enter through the rumpus room rather than walk up the front stairs to the front door and then walk down the new internal stairs to the new family rooms.....most people would walk around the house rather than coming up the front stairs and an upstairs corridor and porch compromises space needed for the new master suite...but, what is the distance from the house to both side and front boundaries as more information will help suggest other options and maybe an old real estate add will shows a site plan and more photos of inside and out

Thanks very much oklouise.

regarding boundaries, the right hand side (north) is about 2m (approx 1.5m width for walk way and 0.5m for garden)

the left hand side (south) is about 4.7-5m to the neighbor. There is approx 1.8m width of weather extension for storage, and 3m width for carport. From the aerial picture, it is the white tin roof.

To the front boundaries, I have not measured it yet. But looking at neighbours' houses, I am sure we can extend approx 6m out.

With your second suggestion of upper level, what do you think of making the bed 1 bigger and add ensuite (make it a master bedroom) and make the living room smaller (with possible making it another room in the future)?

to bigreader: regarding lifting houses so legal height. I have made an quick inquiry to a professional company and they said it will be very expensive due to brick veneer say 700k-1m both raising and developing downstairs, because they need to strip the bricks, then lift and, reconnect services, etc and put the bricks on again (or replaster). With that cost, probably better to knock down rebuild. Do you know company that may charge less by using different method?

alternate upper level as requested

Hi oklouise,

Thank you muchly.

I didn't mean that you have to create another drawing for me. I was hoping to get more of a qualitative feedback from design point of view how it will work if the master bedroom is on the north corner of the house.

I guess whether it will work or not depends on how each family do their things i guess.

Anyhow, thank you so much again. Plenty to think about and would need someone to draft it and cost it.

best way to explain options is with a reality check based on actual dimensions, existing structure and costs...HOUZZERS can make suggstions but next step is to invest in local expert advice

Hi all,

We are trying to get clarity for ourself as much as possible.

I have thought another 2 different options of our possible extension. I am seeking any feedback, comments, suggestions, improvements, push back are always welcome! Thoughts?

Thank you in advance