Creating open-plan living space is a common way to improve the layout of older homes and reflect our modern lifestyle.
Prior consideration is needed for different types of dwellings before reaching for the sledgehammer.
The very first step is working out exactly what your optimum outcome would be. It's best to be clear on what you want before engaging outside parties.
Draw-up and review the desired plan until you are clear. The clearer you are, the easier it is to convey. The more time it takes to clarify with professionals, the more it will cost.
We aren't getting into do-it-yourself wall removal here, as we figure if you're confident enough to take that on, you are already across the necessary steps. But just in case, this is not a job for the amateur.
With an idea of what you want, find out what approvals and insurance you will need. Contact your local council or local planning authority as it will vary greatly from council to council. Likewise, if you're in some type of residential strata development then seek out their renovation approval process.
We would expect the experts you engage will be across the necessary approval processes and regulations. Nonetheless, it's a good idea for you to be armed with this information for your own benefit.
Have your rough plans drawn-up and some clarity on what your desired outcome looks like, as well as an understanding of any approval processes required.
Now it's time to look into the professionals you will need on your team.
Without a doubt the easiest route from this point is to work with a reputable builder or renovation company. The right organisation can take over the entire job including approvals and project management. There's nothing quite like a word-of -mouth recommendation.
If you're managing the project yourself, let's list some of the steps you will need to tick-off at a minimum. This is like having your own road-map for the journey.
Approval process
Whether it's your local authority or strata management, the first step is the approval process before getting your ducks in a row.
Plans
Formalise your rough sketches for the building designer, so the plan is clearly legible. They'll help you with light and airflow so the design is functional as well as beautiful.
Structural security
Now you'll need a structural engineer to inspect the plans and produce a report outlining structural requirements and changes. At this point, with plans complete, you will submit them to the appropriate authority.
Line-up the tradies
Structural work, electrical wiring and plumbing must be undertaken by qualified tradespeople. Line-up the carpenter, plasterer, painter, tiler and flooring installers.
We know from experience it's very easy to blow the budget. If it's your forever home, make it perfect. If you are value-adding for re-sale and capital gain, consider cost versus return. Good luck with your opening-up experience. Embrace the challenge, enjoy the result.
- See mitchandmark.com and listen to their Reality Reno podcast.
