​We regularly hear of people buying houses, renovating them, then selling them at a profit. They’re called ‘flippers’. It seems an easy way to make money. There are even television programs about this topic. Often it is easy, but there are perils along the way. 

What you should consider before buying an old house and embarking on a renovation project which you plan to sell at a profit:

• Ensure you fully understand all the costs. These costs include:
  • The transaction costs – which are agent costs, settlement fees and taxes.
  • The holding costs – which is the cost of the money required to purchase and renovate the property, for the time it takes to complete the design, obtain permits, do the renovation and finally sell the property. This period could be twelve months or more. If you’ve borrowed the money the interest bill on the loan can be considerable.
  • All the renovation costs as previously discussed.
  • Taxes that you’ll pay on the profits you make.
• Understand your potential buyers, which includes knowing:
  • What buyers are looking for – how many bedrooms, bathrooms and garages, size of property, architectural style, finishes, etc.
  • What buyers are prepared to pay – particularly in that area.
  • What will appeal to buyers.
  • Which neighbourhoods and suburbs are sort after.
• Prepare a realistic schedule so you know how long the project will take from the purchase to finally selling it again. Allow sufficient time to sell the house. You don’t want loan payments falling due before you’ve sold the house.
• Carefully research all aspects of the project so there aren’t unexpected costs or delays.
• Put you own emotions aside. Think what buyers will look for and like.
• Don’t only think of your profits. Remember there are no profits if potential buyers don’t like what you’re offering, so skimping on costs which delivers a substandard product will ultimately cost you money if you can’t sell the house.
• Think through everything that will be needed to make the house sell-able to the buyers that you’re aiming for. So, as in the previous section, turning a house into a luxurious house requires work on a number of elements. Missing an element could bring the value of the whole house down. Consider the total package, including the garden, driveway, outdoor living areas and the boundary fence or wall.
• Understand the opposition – what other similar properties are available which could be competing for the same buyers you’re aiming for.
• Not be overly ambitious, particularly with your first projects. Don’t commit to projects that require major work or complicated renovations.
• Not purchase the first property you see. There will always be other houses available. Sure you may miss one opportunity, but you could also be avoiding a problem.

Of course, having said this, some houses can easily be transformed at minimal costs if they have the right bones and don’t require large structural modifications. In a future blog I'll discuss some simple ideas to transform your home.

It is possible to make money by buying old houses and renovating or remodelling them. But, buying the wrong house, paying too much for the property, turning the house into something you want to live in rather than what prospective buyers are looking for, or planning ambitious renovations may leave you facing a loss rather than a profit.
​Next week I'll discuss other important considerations for your renovation project. Top tips to avoid your renovation project turning into a disaster.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2019 This article is not to be reproduced for commercial purposes without written permission from the author.

How hard can it be to choose a paint colour? It seems easy to pick a colour, until you see the hundreds of colours available. There are literally fifty shades of white and fifty shades of grey! Then you select your colour from a piece of paper, purchase the paint, put it on the walls and it looks totally different from the colour you selected. That’s because paint can look entirely different with different lighting conditions, and even by what it’s paired with – like the colour of carpets, furniture and fittings.
Then we haven’t even mentioned the family arguments, with everyone picking a different shade of white. So employing an interior designer, or a colour specialist, to provide advice on paint colours can be money well spent, although it’s obviously not a necessity. Fortunately many paint suppliers can provide this expert at no cost, providing you use their products.

But some attempt more extensive renovations and construction work themselves without a proper design. This comes with some risk.

There are a number of risks of designing your home without professional help. This includes:​​

• The design could be structurally unsound, possibly not taking the type of ground conditions into account. This could lead to cracking. Second floor slabs could sag, resulting in unsightly cracks and damages and uneven floor finishes.
• Poor designs can lead to poor layouts, which could include, the inefficient use of space, poor ergonomics, doors not being able to open (there have been many instances when doors to toilets couldn’t open because they clashed with the toilet, or there wasn’t space for the person opening the door to step out of the way), doors clashing and light switches being in the wrong place.
• The design could be unsafe, for example, steps could be of the wrong size, handrails could be insufficient or weak, structural elements could fail.
• Poorly designed buildings could result in problems, such as, leaking roofs, rising damp, leaky windows, poor lighting and blocked pipes.
• Poor designs can detract from the use and enjoyment of the house, even lessening the value of the house.
• Poor designs might result in extra construction costs which could be caused by:
  • The inefficient use of materials.
  • More costly construction costs.
  • Redoing work because of design mistakes.
  • Poor coordination of services and utilities in the house which could result in clashes and items not fitting, resulting in extra costs to make the necessary changes so everything fits.
• A lack of a unified architectural style and theme, resulting in a patchwork of disjointed elements that don’t relate to each other.
• Problems with designs and drawings could delay permit applications.
• The work may not satisfy the building codes and specifications. This could mean that it has to be rectified, even demolished. Buildings that don’t meet codes won’t be able to be sold. It could even result in insurance policies being voided.Sometimes the authorities and lenders will insist that the house, or elements of the house, are designed by a registered designer.
• Poor design detailing may make the building look unfinished or a mismatch of patches.
  

Designers do cost money and we're all out trying to save money. But spending money on employing the right professionals will save you money. Importantly they will often guide you in the right direction - helping to crystallise your ideas onto paper. They will help prevent those family arguments over colours and finishes. They should simplify your choices.
Proper design drawings are often a prerequisite for obtaining building approvals. Poor drawings could delay the process, even leading to the rejection of permit applications.
See my article on Selecting a designer for more useful information. 
​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2019 This article is not to be reproduced for commercial purposes without written permission from the author.

When it comes to ceilings, whether it’s for your new home, renovation, or commercial space, there are many factors to consider, everything from your budget, the look, to the purpose of the ceiling – indeed, there’s more to the ceiling than being a cover over your head. Ceilings help insulate (both noise and temperature) the room below, they hide the structural elements of the house, they often conceal utility pipes and cables and they provide a decorative finish.
 
In this article we examine the pros and cons of using drop-down ceilings in your home building project, also known as suspended ceilings, which are common in many commercial buildings and found in residences. In houses they are more typically used in basements because of their construction, cost and simplicity.
 
These ceilings typically consist of a framework, normally metal tracks, which is suspended from the house structure using wires. Tiles or panels are then set or laid inside the tracks, forming the suspended ceiling.
 
Types of tiles or panels
The most common ceiling tile used in drop-down or suspended ceilings is the acoustic tile. These come in various colours and finishes and varying qualities. For an eye-catching look various colour tiles can even be combined. Some tiles can be more easily wiped clean – which is useful after the maintenance team has been working in the ceiling.
In addition, there are other tile options such as:

1. Ceiling Tiles
2. Drywall
3. Breadboard
4. Wooden Planks
5. Plywood
6. Stained glass
7. Corrugated metal

 
Advantages of drop-down ceilings
1. Easy Installation – To install a drop-down ceiling, one needs to install metal tracks suspended by wires below the roof structure, then panels are laid or placed between the tracks – this is how the name “drop-down” or suspended ceiling came to be. Though it may seem simple to suspend the panels, installing the track work may require the assistance of a knowledgeable contractor. Many home owners intending to install the ceiling themselves can obtain the required knowledge from readouts and the internet, and they can purchase the materials from their local building supply stores. However, they need to maintain the safety of their home and ensure the ceiling won’t fall, while also ensuring that it’s aesthetically pleasing without sags when it’s finished.
2. Soundproofing – Drop-down ceilings can enhance the soundproofing of the room, either blocking noise from outside the house or from rooms above. Drop-down ceilings can be insulated with fibreglass, or similar products.
3. Concealing of wires, duct-work and imperfections – For the most part, drop-down ceilings are installed to hide wires, ducts and pipes, while providing easy access to the duct-work, wires and any other necessary building parts that require maintenance or check-ups. Similar to an access panel that provides easy and simple access to the ceiling space, drop-down ceilings do the same.
. 
Disadvantages of drop-down ceilings
1. Loss of height and space – The biggest disadvantage of ceilings is that they reduce the height of a room by several inches (usually at least 8 to 12 but often more) to allow for the frame and wires. This could make the room appear smaller and the lower ceiling may interfere with the tops of windows, cupboards and furniture.
 2. Quality – While drop downs are a cost-effective solution for a building, there are sometimes quality issues. They can over time deteriorate and change colours. This can be prevented with routine maintenance of the ceilings and panels and by ensuring there are no leaks leading to condensation or mould build-up. With time, poorly installed ceilings may sag. Frequent lifting of the panels to access the pipes and utilities in the ceiling space will lead to panels becoming damaged.
3. Not strong or sturdy – Generally the panels, framework and wires are lightweight. They can’t support heavy loads, such as a person’s weight, nor can they be used to support heavy light fittings or even ceiling fans, unless there’s additional support structures added.

Conclusion – Weigh the Options
Ceiling tiles can be eye-catching, and a properly installed drop-down ceiling could be a feature of the room. It’s often a practical low-cost solution for your ceiling requirements, hiding the services and utility pipes and cables in the ceiling void, while providing easy access to them for maintenance. Using different types of tiles can convey varying styles to your room. However, poor installation and using cheap products could result in your ceiling deteriorating with time. Care must also be taken that your drop-down ceiling doesn’t look like a commercial office ceiling. These ceilings aren’t as strong as traditional ceilings and can easily be damaged.

Drop downs are a great choice for basic buildings and for practicality – just remember to ensure it meets all your building needs.
 
So, if you are thinking of replacing your current ceiling, or planning on a remodeling project consider the various ceiling types and what will be best suited to your needs, budget and what will best suit your room and style choices.
The is a guest article supplied by Access Doors and Panels - Your Access Door Super Store

For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

You probably can’t wait to start building your new home, or renovating your current home. But, is this the right time? There is much to arrange and sort out before construction can begin. 

Most construction work requires planning permissions from the local authorities. Usually there’s a fee payable to get your building plans assessed. Unfortunately some authorities work slower than you expect. Verbal promises of when you can expect to receive the permissions are often broken. Then, when you finally get feedback it’s to say that there’s a problem which you have to fix before the permission can be granted. Invariably this delays the start of the project.

Starting the project before permissions are received could result in work being stopped, even work having to be torn down, or monetary fines to pay.

If you’re responsible for obtaining all the permissions ensure that these are submitted timeously, in the correct format and with all the required supporting documentation. Employing an expert could speed up the process and prevent mistakes which cause delays. Talk to the authorities and ensure that you thoroughly understand their requirements. Give them exactly what they want – even more. Continually stay in touch with them to see that the process stays on track, and that paperwork hasn’t been lost.
​
Don’t give your contractor a start date, only to find that you haven’t received permissions by this date. Your contractor may charge you standing time waiting for the permits and permissions.

We all want to get our project started as soon as possible, but, it's important to check that everything is ready for construction so that the project isn't held up.
Sometimes delaying the start of your building project may even make it cheaper.
​Carefully consider the best time to start your project.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2019 This article is not to be reproduced for commercial purposes without written permission from the author.

​Many people only consider the actual costs of house construction, which we discussed in the article How much will your new house cost to build. But once the house is finished there are other costs to consider. These costs could make your new dream home unaffordable. It’s important to consider the ongoing costs of the house after the construction work is complete. Making the right decisions when designing your new home could reduce some of these costs.

​The running or ongoing costs of your new house could include:

• Loan repayments for money borrowed to fund the design and construction of your new home.
• Utility payments for electricity, gas and water. Larger houses inevitably use more power, gas and water. However, with better design it’s also possible to substantially reduce water, gas and electricity consumption. Incorporating solar or wind power generation may even mean that excess electricity can be sold back to the utility provider.
• Insurance, which usually depends on the value of the house – the more expensive the house the higher the premiums. Insurance premiums also depend on the location, with premiums being higher where risks are perceived to be higher, such as houses located in areas prone to flooding, or in areas where crime levels are high. However, incorporating security measures into your new home, such as, alarms, window locks and security screens, could also help reduce insurance premiums. Lock up garages could reduce insurance premiums for vehicles.
• Rates and taxes are often calculated according to the value of the new house, and they’re dependent on the size and the location of the property.
• Maintenance and repairs. All buildings require some maintenance. Houses that require regular painting can be a nuisance as well as costly. Areas close to the coast require more maintenance. Selecting higher grade products, materials and equipment can lessen the amount of maintenance and increase the life of items. It’s important to select equipment that can easily be serviced, that has good warranties and which has parts readily available.
• Upkeep of gardens. Many enjoy sitting out in a nice garden. Gardens are a place for kids to play, a place for pets and even a place to entertain family and friends. Some even enjoy gardening. But for many looking after a garden is a chore, or they don’t have time. Garden services are often expensive. However, gardens can be planned to limit the amount of maintenance, and even the amount of water required.
• Security costs, which could include alarm monitoring, or more, depending on the perceived security risks.
• Estate management fees. Some residential estates have management fees to pay for the estate security and for insuring and maintaining the common assets, such as, fences, roads, sidewalks and pools.
• Pool running costs, which include, power to operate the filtration system, water to top the pool up because of evaporation or excessive splashing, chemicals and pool cleaning and maintenance.

• Other costs which are related to the location, which could include, travel costs to work (properties located closer to places of work have lower travel costs) and the costs to get children to school. Travel costs could include toll fees, fuel, bus fares, etc.

It's important to consider the ongoing and running costs of your new house in conjunction with the costs to build or renovate your house. Sometimes spending a bit more during construction, perhaps selecting materials that don't require maintenance, or more hard wearing and durable finishes, could save money later. Fitting security features will reduce your insurance premiums. Installing solar panels and water recycling systems will reduce utility bills. Installing energy saving devises, passive heating and cooling systems, and even orientating the house correctly will reduce your energy and heating bills.
But, sometimes the rates, insurance premiums and estate costs (levees) may just be too expensive. In  this case you may have to consider building elsewhere where the rates are lower, or it may be necessary to build a smaller house, which is cheaper to build so the monthly loan repayments are less. A cheaper house also usually means lower rates and cheaper insurance premiums.
​Don't wait until you are living in your dream home to find that it's not affordable. Rather work out all the ongoing and running costs at the outset of your project, when you can still do something to reduce the bills.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

Over the last 2 weeks we considered a number of factors that you should consider when designing and renovating bathrooms. (Read Part 1 of Bathroom Design Essentials and Part 2 of Bathroom Design Essentials for more.)

I hope that you've found the last 3 articles informative. It is important to carefully plan bathroom layouts. Look at alternatives. Visit bathroom accessory showrooms to view different baths, toilets and taps. Consider alternative tiles and how they'll fit with the fittings and fixtures you choose. Consider alternative light fittings. Don't just go for the cheapest. Of course it's also usually not necessary to select the most expensive finishes. Consider the needs of you and your family, what's practical, your budget, and what future buyers will like.
Many bathroom accessory suppliers have facilities to convert your bathroom plans into 3 dimensional colour drawings so you can better visualise what your new bathroom will look like. Some architects and builders even offer virtual reality where it's possible to view your bathroom as if you were walking through the completed bathroom.
Of course it's also important to use reputable contractors, especially for waterproofing, plumbing and tiling (note in future articles I'll discuss what to consider when choosing contractors and later good and bad floor and wall tile layouts). You wouldn't want your dream bathroom ruined by faulty workmanship.
Good luck with your bathroom design and construction.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

Last week in Part 1 of Bathroom Design Essentials we considered a number of items that you should consider when designing a new bathroom. Whether you are intending to renovate your existing bathroom or building a new bathroom it's essential to get the bathroom layout right and choose the right fittings for you and your family. Changing bathrooms later will be expensive.
In this article I discuss additional items you should consider.

​

• Including a double vanity, or a ‘his and her’ basin adds convenience, reduces arguments over toiletry locations and mess and gives an added wow or luxurious factor. Of course you need a slightly bigger bathroom to fit the additional wash basin.
• The standard height for the top of a basin is about 850 to 900 millimetres (33 to 36 inches). Some basins (depending on what you choose) sit on top of the vanity (counter) which means that the top of the vanity should be lower to accommodate the raised basin bowl. Other basins only have their lips above the counter, while others fit to the underside of the counter (but in both these cases the bulk of the basin sits below the vanity top so the top of the vanity can be at the 850 to 900 millimetre height). Of course taller people may prefer basins set slightly higher.
• Counter tops around wash basins should be robust enough to withstand water splashes and spillage, and they can add a luxury feel to the bathroom if they’re of stone or natural materials.
• There should be adequate space in front of the toilet and to the sides to allow easy access. Also, consider where the toilet paper holder (dispenser) will go where it won’t get wet from the shower or washbasin.
• Bathtubs that are too short are useless and irritating – who wants to bath with their knees bent nearly around their ears? Try out the bathtub in showrooms by getting into it. Ensure that your bathroom is big enough to fit the bath that’s the right length.
• Avoid bath showers, they can be dangerous. Sure it’s useful to have a hand held shower by the bath for washing hair while you are bathing, but not for actual showering.
• A built in seat in the shower can be a useful feature for people to use when they are shaving, or for someone who’s infirm – of course this isn’t suitable for small showers.
• Avoid shower curtains. They look cheap and are irritating, sticking to you when you shower. Glass (Perspex) walls and doors on a shower are more expensive, but they’ll add immensely to the look of the shower. Ensure the fittings are sturdy. Choosing a cheap sliding door in a spindly frame could result in the door becoming jammed or coming off its tracks.
• Storage space is essential in any bathroom and can take the form of:
  • Under basin storage. Which serves a dual purpose of hiding water and waste water pipes. Remember though that the underside of the basin and the plumbing pipes will reduce the amount of storage available.
  • Mirror cabinets above the basin. These could be recessed into the wall to increase space or to reduce the amount they protrude beyond the wall. In fact if they’re recessed they might not have to protrude from the wall.
  • Shelving above basins for toiletries.
  • Other cupboards if space is available.
  • Shelves in showers and above baths to store soaps and shampoo.
• Dirty clothes are often stored in the bathroom before being washed. Place could be allowed for a laundry basket or bin. For houses with a second or third storey, incorporating a laundry chute into the layout so that dirty washing can go straight to the laundry below is a neat feature. Obviously this chute needs to be positioned vertically above the area below where the dirty washing will be stored, which is usually in the laundry.
• There’re a wide range of bathroom fittings and fixtures which can vary hugely in price. Choose tap handles which are easy for old people to operate, even when your hand is covered in soap. Having a combination shower with a fixed shower head which also has a flexible hose attachment is useful. Bath and basin tap spouts must be practical and long enough so that water goes into the bath and basin without splashing out.
• Position of taps in showers and baths. The shower controls should be accessible from both inside and outside the shower and should be able to be operated without you becoming wet. Bath controls should be easily accessible to a person seated in the bathtub without having to turn around and the controls must be easily reached from the outside of the bath.
• Pipe entry and exit points are dictated by the type of bathroom fittings and tap-ware selected and also by what’s structurally possible. Waste pipes from baths, showers and toilets have to flow down and out the building. Generally they have to be installed in the floor, or below the floor, unless they can run down inside an enclosed duct or wall. To accommodate waste pipes there should be adequate space in the ceiling voids in the floor below upper level bathrooms, otherwise baths, basins and toilets have to be positioned on the outside walls, or internal walls must have ducts (cavities) for the pipes, or the shower floors and bathtubs have to be raised above the floor to create space for waste pipes (which isn’t ideal).
• Look out for Part 3 for more practical tips for designing your new bathroom.

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

Bathrooms are expensive to build, and costly to change should you decide to modify them later. It's therefore essential to get the design of your bathroom right before construction starts. A good bathroom can be a valuable addition to your home. Unfortunately, frequently bathrooms are poorly designed, they don’t take account of your family’s needs (or future needs) and they're squeezed into the available space.

Designing a good bathroom is a balance between your available budget, your needs, functionality, what's practically possible (which is often dictated by the location of existing wastewater pipes or the connections to the town sewer system), the available space, and your wish list for the ultimate bathroom. But, even the most expensive bathroom, including all your wish-list items could end up being impractical and a bathroom that you end up hating, if it's not planned properly. By the same token, a well thought out and planned bathroom, that's practical and functional, which doesn't break your budget, can add value to your home and be a bathroom that you and your family enjoy using everyday. 

In designing a bathroom it’s important to consider what should be included, the location and size of windows and the location of doors. Bathroom suppliers can often create 3-D drawings for you which help you better understand what your finished bathroom will look like.

The design of your bathroom should consider the following:

• Ventilation in the bathroom is essential to get rid of odours and to prevent moisture build-up. Bathrooms that are always wet and steamy will result in mould growing on walls and floors, which is unsightly and unhealthy and difficult to clean. In addition, towels won’t dry easily and items in the bathroom cupboards could be spoiled by the continuous moisture. Ventilation could include (preferably both options):
  • Windows that open. Opening windows should take privacy into account.
  • Extractor fans which could be connected to the light switch so they come on automatically when the light is turned on, or fans which have a separate control switch. The extractor fan could be installed in the ceiling where it should be connected by a duct to the outside of the roof. Fans that just blow the air into the roof space will result in moist air accumulating in the roof space, which could cause mould and rot to develop in the roof. Alternatively fans can be in the external walls, or even placed within the glass of the window. Fans should be easily cleanable as they frequently accumulate debris which is unsightly and a fire risk.
• Heating is useful for cold climates. Nobody wants to step out of a nice hot shower or bath into an icy cold bathroom to get dressed. The type of heating may be restricted by local building regulations but it could include:
  • Underfloor heating.
  • Radiators.
  • Heaters. (They would be mounted on walls away from splashes. These should be specifically approved for use in bathrooms.)
  • Heating lights. (These are separate to the normal lights which you would install in the bathroom - after all, you probably won't want the heating lights on in summer.)
  • Heated towel rails. (These don't necessarily heat the room but they do help dry towels.)

It’s important to check that the items installed are suitable for wet areas.

• Good lighting is vital in a bathroom. Lights should be both functional, bright (without appearing like a hospital operating room) decorative, and of course lights must be fit to be installed in wet areas. Lighting should include:
  • General lighting which doesn’t leave dark corners, particularly in showers.
  • Lights over mirrors and wash basins. Poor lighting makes it frustrating to shave and apply makeup.

Individual controls can be used for different lights.

• Functionality and space. There must be sufficient space to step out of baths and showers to dry oneself. Doors must be able to be opened without being restricted by toilets, bathtubs and cabinets, while also leaving space for the person opening the door. (More than one home owner has found that the door in their newly completed bathroom couldn't open fully because it bashed against a toilet or washbasin.) Preferably there should be sufficient space so that one person can use the basin and still allowing another person to pass.
• Privacy. Privacy includes what can be seen and heard from outside the house as well as what can be seen by people in the house walking past the open door. Including a separate toilet cubicle in the bathroom is often a good idea, but it does require more space. However, it allows two people to use the bathroom simultaneously, without getting in each other’s way.
• Don’t make the toilet the first thing you see when you open the door.
• The size of the bathroom depends on what you want in the bathroom. Do you want a shower and a bathtub? Do you want a double basin? Do you want to separate the toilet from the rest of the bathroom? The temptation is often to reduce the area of the shower, but knocking against the shower sides and soap dispenses while you’re showering is irritating, even painful. Try and keep showers at least 800 mm by 800 mm square (31 by 31 inches) (preferably larger – 1000 to 1200 millimetres by 1000 millimetres (39 to 47 inches)) although if space is limited you can consider splaying or rounding one of the corners. 
• Look out for Part 2 for more practical tips for designing your new bathroom.

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

This story provides a valuable lesson why you shouldn't start work before all the planning permissions have been received. Indeed, a very, very expensive lesson!
Read: Owner who demolished famed San Francisco house must build replica

 In Designing Cooking Kitchens - part 1 I discussed some of the things to consider when designing your new kitchen. In this second part we consider more items:

• Good natural light, especially the morning easterly sun can make kitchens welcoming and cheerful. Think carefully about the size and position of windows. Windows take away cupboard or storage space, but you also don’t want dark gloomy corners in the kitchen. Regrettably we always need to put the lights on in our kitchen during the day because there's insufficient natural light. Even adding a skylight will help brighten a kitchen.
• Try and choose light bright colours for counters and cupboards, maybe adding in splashes of trim colours. Remember, not everyone wants green, bright red or dark blue cupboards. Repainting a wall is easy, but changing the colour of kitchen cupboards can be costly, which future buyers could factor into the price they’re willing to pay.
• The overall style of the kitchen should match the rest of the house. A cottage kitchen will look out of place in a modern house!
• When choosing fitted appliances, such as ovens, cook-tops and cooking extractors, ensure you choose ones that are reliable and can be serviced and repaired. Preferably appliances that are a standard size. When appliances have to be replaced because they’re broken it will be very expensive if you have to call in a cabinetry contractor to redo cupboards and counters because the new appliance doesn’t fit.
• Having appliances such as fridges and dishwashers fitted, with matching finishes to the kitchen cupboards, seems a good idea and it can look sleek, but consider what happens when the appliance has to be replaced, or even repaired. New owners may in fact not like the fridge you’ve installed and they’ll incur additional costs to fit their fridge.
• You can purchase standard off the shelf kitchens, but then you should carefully plan the layout and size of your kitchen so that these standard units can easily fit without wasted space and without modifications. These calculations should allow for the completed thickness of walls, including plaster and render.
• Allow place for refuse bins – usually more than one bin, to allow for general waste plus recyclables. This area and the bins must be easily cleanable, so be vigilant when building bins permanently into cabinetry.
• Carefully consider the handles and latches on cupboards. Nice handles can add to the style of the kitchen with little extra cost. Check that they aren’t going to catch you, or hook onto your clothes as you walk past. They must be easily grabbed to open, so that even with wet or greasy fingers you can open them.
• Decide where kettles could be positioned, since these give off steam which could damage cupboards.
• Is installing a double oven and double cook-top essential? It may be trendy, but it’s expensive and uses space which might be more useful for storage.
• Ensure that the kitchen complies with the safety regulations. So for instance, electrical switches and sockets must be located a specified distance from water sources and sinks so they won’t get wet. Kitchen exhaust fans should discharge outside and be easily cleanable to prevent grease build-up. Cook-tops shouldn’t be near curtains that could catch fire, or by open windows where a breeze could blow out a gas flame.
• Sinks and counter tops should be the correct height. Counters that are too low result in excessive bending which is tiring on your back. Low counter tops may also restrict the height of dishwashers and other appliances fitted under the counter. But counters and sinks that are too high can also be difficult to work with. We’re all different heights, so what suits one person might not be suitable for others. If you’re short you’ll want the counter lower, while taller people want counter tops higher. The usual height is about 900 millimetres (35 inches) but heights could range from 850 to 1050 millimetres (34 to 41 inches). Check that your dishwasher will fit under the counter and remember that this dimension is usually to the top of the counter from the finished floor level (be careful to make this clear). The space under the counter is then reduced by the thickness of the actual counter and any supports for the counter. (Note: sometimes kitchen cupboards are placed on the concrete floor slab and then tiles are laid on the concrete around the outside of the cupboards. The thickness of the tiles and glue then reduces the usable height under the counter.)
• Ensure that there’re water and waste water connections provided close to where appliances, such as dishwashers, will be installed. Waste pipe outlets for dishwashers usually have to be at a set height and location. Check that electrical sockets are conveniently positioned for fridges and dishwashers where they can be easily accessed.
• Don’t get carried away with fancy gadgets and appliances that you’ll almost never use, but which will take up space and cost money. Always be practical and know what works for you, and of course what works for your partner.
• Always leave sufficient space around in-built appliances so that air can circulate around them to prevent overheating, and so that they can be manoeuvred out when there’s a problem.
• Consider installing a water filter system for drinking water.
• Find a convenient location for a small fire extinguisher.
• Employing a kitchen designer can help avoid expensive mistakes.

Conclusion 
Plan your kitchen carefully so that it adds value to your house, while being a safe and functional work area. For many the kitchen is the heart of their home, so spending a little more time over the design and a little extra money to achieve the desired result could be time and money well spent. Look for new ideas that will suit your lifestyle and incorporate features that are important to you.

What do you think are important considerations when planning and designing your new kitchen?

Next week I look at Bathroom Essentials - What You Should Consider When Designing Your Ultimate Bathroom