open living
SPACE
Trinity Design & Construction
New Homes, Extensions, Renovations & Improvements
making
TIME
to create
SPACE
for things that
MATTER
construct your
OPEN PLAN SPACE
Personalized Planning
We begin by working closely with you to understand your specific needs and preferences for creating or enhancing open plan living spaces. Your input is vital in shaping the project to reflect your unique vision.
Comprehensive Management
From initial design to the final touches, we oversee every aspect of the project. Our team ensures that each detail is meticulously handled, resulting in an open plan living space that is both functional and aesthetically pleasing.
Skilled Execution
Our expert craftsmen deliver high-quality workmanship throughout the construction or renovation process. We keep you informed with regular updates, ensuring you always know the status of your project.
Guaranteed Satisfaction
With Trinity Design and Construction, you can trust that your new open plan living area will be comfortable, practical, and exactly what you envisioned. We prioritize your satisfaction and ensure the final result meets your expectations.
Let Trinity Design and Construction make your home transformation a seamless and successful experience.
open plan construction
SCOPE
As we embark on your open plan living renovation project, we want to ensure clarity and alignment on the scope of work. Here are the key aspects to consider as we move forward:
Project Objectives
Purpose: Identify the main goals of the renovation (e.g., creating a spacious, cohesive living area, improving natural light flow, enhancing interaction between spaces). Expectations: Define what you expect to achieve with the renovation, such as modernizing aesthetics, increasing functionality, or integrating kitchen, dining, and living areas.
Space Assessment
Current Layout: Assess the existing layout of the areas involved and determine what works and what needs to change. Size and Dimensions: Measure the spaces to understand constraints and possibilities for reconfiguration.
Design and Style
Design Theme: Choose a design style (modern, traditional, minimalist, etc.) that you want for your renovated open plan living area. Color Scheme: Decide on a color palette that complements the overall design and creates the desired ambiance.
Structural Changes
Wall Removal/Additions: Determine if any walls need to be removed or added to create the open plan layout. Floor Plan Modifications: Decide if the floor plan will be significantly altered (e.g., integrating kitchen and living areas). Window and Door Changes: Consider adding, removing, or resizing windows and doors for better light, ventilation, or accessibility.
Plumbing and Electrical Work
Plumbing Changes: Assess whether existing plumbing needs to be upgraded or re-routed to accommodate the new layout. Electrical Upgrades: Determine the need for new electrical wiring, outlets, lighting fixtures, or other electrical components.
Fixtures and Fittings
Appliances: Decide on new or upgraded appliances, such as ovens, refrigerators, or integrated kitchen islands. Cabinets and Countertops: Select new cabinetry and countertops that fit the new design and layout. Sink and Faucet: Choose a new sink and faucet that enhance functionality and style.
Materials and Finishes
Flooring: Decide on the type of flooring materials (tiles, hardwood, vinyl, etc.). Wall Coverings: Choose wall finishes such as paint, tiles, or accent walls. Countertops: Select durable and aesthetically pleasing materials for countertops.
Storage Solutions
Cabinetry: Plan for new or upgraded cabinets and drawers to enhance storage. Shelving: Consider built-in shelves, pantry space, or other storage solutions.
Lighting and Ventilation
Lighting Plan: Design a lighting plan that includes task lighting, ambient lighting, and accent lighting. Ventilation: Ensure proper ventilation through range hoods, windows, or integrated HVAC systems.
Budget and Timeline
Budget: Set a clear budget for the entire project, including a contingency for unexpected expenses. Timeline: Create a realistic timeline for each phase of the renovation, from demolition to final touches.
Regulations and Permits
Permits: Identify any necessary permits required for structural, plumbing, or electrical work. Building Codes: Ensure the renovation complies with local building codes and regulations.
Accessibility and Safety
Universal Design: Incorporate features for accessibility such as wide doorways and non-slip flooring. Safety Features: Plan for adequate safety measures to prevent accidents and injuries.
Sustainability
Eco-Friendly Options: Consider sustainable materials and energy-efficient fixtures. Water and Energy Conservation: Install water-saving fixtures and energy-efficient appliances.
Personalization
Custom Features: Add any custom features or personal touches that reflect your style and preferences. Technology Integration: Consider integrating smart home technology for enhanced convenience and functionality.
Defining the scope of an open plan living renovation involves detailed planning and consideration of various elements to ensure the project meets your objectives, stays within budget, and is completed on time. Clear scope definition helps in managing expectations, coordinating efforts, and achieving a successful renovation.
Plumbing Fixtures
Toilet, Sink (vanity or pedestal), Bathtub or shower, Faucets (sink, bathtub, shower), Showerhead, Drainage pipes and fittings
Electrical Fixtures
Lighting fixtures (ceiling lights, vanity lights, recessed lights), Outlets and switches, Exhaust fan, Heated towel rail (optional), Underfloor heating (optional)
Cabinetry and Storage
Bathroom vanity or cabinet, Medicine cabinet or mirror with storage, Shelving units or storage racks
Hardware and Fittings
Door handles and locks, Cabinet hardware (knobs, handles), Shower door or curtain rod, Bathroom accessories (soap dishes, toothbrush holders)
Ventilation and Plumbing Accessories
Ventilation ducts and fittings, P-trap and other plumbing fittings, Water supply lines and connectors
Fixtures for Accessibility (optional, if needed)
Grab bars, Handheld showerhead, Raised toilet seat, Shower bench or seat
Structural Materials
Lumber (for framing), Gyprock/plasterboard, Studs, joists, and beams, Insulation (for walls and ceilings)
Miscellaneous Materials
Grout and caulk (for tiles and joints), Adhesive (for installing tiles and flooring), Screws, nails, and fasteners, Paint primer and sealer, Trim and molding
Accessories and Decor
Towel bars or hooks, Toilet paper holder, Shower caddy or organizer, Bathroom rug or mat, Window treatments (curtains, blinds)
Flooring Materials
Tiles (ceramic, porcelain, natural stone), Vinyl flooring, Laminate flooring, Hardwood flooring (not recommended for bathrooms due to moisture)
Wall Finishes
Tiles (for walls, backsplashes, and shower enclosures), Paint Wallpaper (moisture-resistant)
Waterproofing Materials
Waterproofing membrane, Waterproofing tape, Sealing compounds (for joints and seams)
Plumbing Fixtures
Toilet, Sink (vanity or pedestal), Bathtub or shower, Faucets (sink, bathtub, shower), Showerhead, Drainage pipes and fittings
Electrical Fixtures
Lighting fixtures (ceiling lights, vanity lights, recessed lights), Outlets and switches, Exhaust fan, Heated towel rail (optional), Underfloor heating (optional)
Cabinetry and Storage
Bathroom vanity or cabinet, Medicine cabinet or mirror with storage, Shelving units or storage racks
Hardware and Fittings
Door handles and locks, Cabinet hardware (knobs, handles), Shower door or curtain rod, Bathroom accessories (soap dishes, toothbrush holders)
Ventilation and Plumbing Accessories
Ventilation ducts and fittings, P-trap and other plumbing fittings, Water supply lines and connectors
Fixtures for Accessibility (optional, if needed)
Grab bars, Handheld showerhead, Raised toilet seat, Shower bench or seat
Structural Materials
Lumber (for framing), Gyprock/plasterboard, Studs, joists, and beams, Insulation (for walls and ceilings)
Miscellaneous Materials
Grout and caulk (for tiles and joints), Adhesive (for installing tiles and flooring), Screws, nails, and fasteners, Paint primer and sealer, Trim and molding
Accessories and Decor
Towel bars or hooks, Toilet paper holder, Shower caddy or organizer, Bathroom rug or mat, Window treatments (curtains, blinds)
Flooring Materials
Tiles (ceramic, porcelain, natural stone), Vinyl flooring, Laminate flooring, Hardwood flooring (not recommended for bathrooms due to moisture)
Wall Finishes
Tiles (for walls, backsplashes, and shower enclosures), Paint Wallpaper (moisture-resistant)
Waterproofing Materials
Waterproofing membrane, Waterproofing tape, Sealing compounds (for joints and seams)
open plan construction
TRADES & SERVICES
Renovating your home to create open plan living involves engaging a variety of trades and services to ensure the project is executed smoothly and meets all necessary standards. Here’s a comprehensive list:
Trades and Services
Architect/Designer:
- Develops the design plan, ensuring it meets your vision and adheres to building codes.
- Provides detailed blueprints and layout plans.
Structural Engineer:
- Assesses the feasibility of removing or altering walls.
- Ensures the structural integrity of the building is maintained.
- Provides calculations and drawings for structural modifications.
General Contractor:
- Manages the overall project, coordinating all trades and services.
- Ensures the project stays on schedule and within budget.
Demolition Crew:
- Removes existing walls, fixtures, and finishes that are being replaced or modified.
Carpenter:
- Builds new framing, walls, and structural elements.
- Installs cabinetry, shelving, and other woodwork.
Electrician:
- Installs new electrical wiring, outlets, and lighting fixtures.
- Ensures all electrical work complies with safety standards.
Plumber:
- Reroutes plumbing if necessary to accommodate the new layout.
- Installs sinks, faucets, and other plumbing fixtures.
HVAC Technician:
- Modifies heating, ventilation, and air conditioning systems as needed.
- Ensures proper ventilation and climate control in the new open plan area.
Drywall Installer:
- Installs new drywall on walls and ceilings.
- Prepares surfaces for painting or other finishes.
Painter:
- Paints walls, ceilings, and other surfaces.
- Applies other wall coverings, such as wallpaper or textured finishes.
Flooring Specialist:
- Installs new flooring materials, such as hardwood, tile, or vinyl.
- Prepares subfloor if necessary.
Tiler:
- Installs tiles on floors, backsplashes, or walls as required.
Cabinetmaker/Joiner:
- Custom-builds and installs cabinets, countertops, and other built-in furniture.
Window and Door Installer:
- Installs new or replacement windows and doors.
- Ensures proper insulation and weatherproofing.
Roofer (if applicable):
- Makes any necessary changes to the roof structure, especially if skylights or roof windows are being added.
Landscape Architect (if exterior changes are involved):
- Designs any changes to outdoor spaces that integrate with the new open plan layout.
Interior Decorator:
- Assists with selecting finishes, furnishings, and decor to complement the new space.
Permitting Services:
- Handles the submission and management of necessary permits and approvals from local authorities.
Additional Services
Cleaning Services:
- Provides post-construction cleaning to make the space ready for use.
Waste Disposal:
- Manages the disposal of construction debris and waste materials.
Security Services (if needed):
- Ensures the site is secure during the renovation process, especially if the home is unoccupied.
Surveyor (if needed):
- Conducts site surveys to provide accurate measurements and assess property boundaries.
Engaging the appropriate trades and services ensures that your open plan living renovation is completed efficiently, safely, and to a high standard.
General Contractor
Oversees the entire project, coordinates with subcontractors, and manages timelines and budgets.
Plumber
Installs and maintains plumbing systems including pipes, fixtures, water heaters, and drainage.
Electrician
Installs wiring, electrical panels, outlets, switches, lighting fixtures, and ensures electrical safety.
Carpenter
Constructs frameworks, partitions, floors, doors, windows, and other wooden structures.
Tiler
Installs ceramic, porcelain, or natural stone tiles for floors, walls, and other surfaces.
Painter
Applies paint, stain, and other finishes to surfaces inside and outside the home.
Waterproofer
Applies waterproofing membranes to ensure moisture protection in wet areas such as showers, floors, and walls. Ensures compliance with waterproofing standards.
Plasterboard / Gyprock Installer
Installs and finishes plasterboard/gyprock board for walls and ceilings.
Glass Installer
Installs glass shower screens, mirrors, and other glass fixtures. Ensures proper fitting and sealing for safety and durability.
Flooring Installer
Installs flooring materials such as tiles, vinyl, laminate, hardwood, or engineered wood flooring. Ensures proper subfloor preparation and installation techniques.
Cabinetmaker/Joiner
Constructs custom cabinetry, vanities, and storage solutions to fit the specific dimensions and design requirements of the bathroom.
HVAC Technician
Installs and maintains heating, ventilation, and air conditioning systems for climate control.
Demolition Contractor
Removes existing structures, fixtures, or materials to prepare the site for renovation or new construction.
Architect / Designer
Designs the layout and structure of the home, ensuring compliance with building codes and regulations.
Interior Designer
Provides expertise in interior decoration, layout, and aesthetics to enhance the overall design of the home.
Project Manager
Coordinates scheduling, manages subcontractors, communicates with the client, and ensures the project stays on track and within budget.
General Contractor
Oversees the entire project, coordinates with subcontractors, and manages timelines and budgets.
Plumber
Installs and maintains plumbing systems including pipes, fixtures, water heaters, and drainage.
Electrician
Installs wiring, electrical panels, outlets, switches, lighting fixtures, and ensures electrical safety.
Carpenter
Constructs frameworks, partitions, floors, doors, windows, and other wooden structures.
Tiler
Installs ceramic, porcelain, or natural stone tiles for floors, walls, and other surfaces.
Painter
Applies paint, stain, and other finishes to surfaces inside and outside the home.
Waterproofer
Applies waterproofing membranes to ensure moisture protection in wet areas such as showers, floors, and walls. Ensures compliance with waterproofing standards.
Plasterboard / Gyprock Installer
Installs and finishes plasterboard/gyprock board for walls and ceilings.
Glass Installer
Installs glass shower screens, mirrors, and other glass fixtures. Ensures proper fitting and sealing for safety and durability.
Flooring Installer
Installs flooring materials such as tiles, vinyl, laminate, hardwood, or engineered wood flooring. Ensures proper subfloor preparation and installation techniques.
Cabinetmaker / Joiner
Constructs custom cabinetry, vanities, and storage solutions to fit the specific dimensions and design requirements of the bathroom.
HVAC Technician
Installs and maintains heating, ventilation, and air conditioning systems for climate control.
Demolition Contractor
Removes existing structures, fixtures, or materials to prepare the site for renovation or new construction.
Architect / Designer
Designs the layout and structure of the home, ensuring compliance with building codes and regulations.
Interior Designer
Provides expertise in interior decoration, layout, and aesthetics to enhance the overall design of the home.
Project Manager
Coordinates scheduling, manages subcontractors, communicates with the client, and ensures the project stays on track and within budget.
Engaging qualified and experienced professionals in each of these trades and services is essential for a successful bathroom construction or renovation project. Hiring licensed and insured contractors ensures quality workmanship and compliance with relevant building codes and regulations.
open plan construction
PERMITS & REGULATIONS
Renovating or adding to your home to create open plan living in Sydney, Australia, involves complying with various permits and regulations to ensure the work is legal and safe. Here’s a detailed overview:
Permits and Approvals
Development Application (DA):
- When Required: Major renovations, structural changes, or additions to the building.
- Details: Submitted to the local council for approval. The DA includes plans, drawings, and details of the proposed work.
- Assessment: The council assesses the DA for compliance with local planning controls and environmental impacts.
Complying Development Certificate (CDC):
- When Required: Minor renovations or changes that meet specific criteria under State Environmental Planning Policies (SEPP).
- Details: A CDC can be approved by either the local council or a private certifier.
- Assessment: Faster process compared to a DA, but the project must strictly comply with the requirements set out in the SEPP.
Construction Certificate (CC):
- When Required: After obtaining DA or CDC approval.
- Details: Confirms that the construction plans comply with the Building Code of Australia (BCA) and other relevant standards.
- Assessment: Issued by the local council or a private certifier before construction begins.
Occupation Certificate (OC):
- When Required: Upon completion of the building work.
- Details: Certifies that the building is suitable for occupation and complies with the BCA and development consent conditions.
- Assessment: Issued by the council or private certifier after a final inspection.
Regulations and Codes
Building Code of Australia (BCA):
- Details: Provides technical provisions for the design and construction of buildings in Australia.
- Compliance: Ensures structural integrity, fire safety, health, and amenity standards are met.
State Environmental Planning Policies (SEPP):
- Details: Specific planning policies that streamline the approval process for certain types of development.
- Compliance: Projects must meet the criteria outlined in the relevant SEPP to qualify for a CDC.
Local Environmental Plans (LEP):
- Details: Planning instruments developed by local councils to guide land use and development.
- Compliance: Ensures that the project aligns with local zoning and development controls.
Development Control Plans (DCP):
- Details: Provides detailed planning and design guidelines for development.
- Compliance: Supplements the LEP and offers specific guidelines that must be followed.
National Construction Code (NCC):
- Details: Includes the BCA and plumbing code, providing standards for building safety, health, and sustainability.
- Compliance: Ensures all construction work adheres to national standards.
Specific Considerations
Structural Changes:
- Details: If walls are being removed or added, a structural engineer’s report and certification will be required.
- Compliance: Ensures the building’s structural integrity is maintained.
Plumbing and Electrical Work:
- Details: Must comply with relevant Australian Standards (AS) and be performed by licensed professionals.
- Compliance: Ensures safety and adherence to standards.
Heritage Considerations:
- Details: If your home is heritage-listed or in a heritage conservation area, additional approvals may be required.
- Compliance: Ensures changes are in keeping with heritage values.
Fire Safety:
- Details: Modifications must meet fire safety requirements, including adequate egress and smoke alarms.
- Compliance: Ensures the safety of occupants.
Energy Efficiency:
- Details: Renovations must comply with energy efficiency standards, including insulation, glazing, and energy-efficient appliances.
- Compliance: Promotes sustainability and reduces energy consumption.
Application Process
Prepare Plans and Documentation:
- Details: Detailed architectural plans, structural reports, and other necessary documentation.
- Submission: Submit to the local council or private certifier.
Community Consultation (if required):
- Details: For significant changes, community consultation may be part of the DA process.
- Feedback: Address community concerns and integrate feedback.
Assessment and Approval:
- Details: Council or certifier assesses the application against relevant standards and policies.
- Approval: Receive DA, CDC, or CC approval before commencing work.
Inspections:
- Details: Scheduled inspections during construction to ensure compliance with approved plans and regulations.
- Certification: Obtain an OC after the final inspection confirming the project meets all requirements.
Engaging with an experienced architect or builder familiar with local regulations can help navigate the permit process and ensure compliance with all necessary regulations.
open plan construction
SPEED
Navigating the Rhythm of Delivery
When estimating the timeline for creating your open plan living space, precision and coordination are paramount. We meticulously develop schedules, considering the optimal timeframe for both you and our team. Drawing from best practices and leveraging insights from similar completed projects, we tailor a timeline that aligns with regulatory requirements, council rules, and your financial considerations.
Time Estimation Process
Precision is key in estimating the ideal duration. We consider:
- Project Scope: Detailed planning and assessment of all tasks involved.
- Regulatory Requirements: Ensuring compliance with council rules and obtaining necessary permits.
- Quality Standards: Maintaining high standards without rushing the process.
Commitment to Timely Delivery
We understand the urgency and are committed to delivering promptly without compromising on quality. Your deadline becomes our benchmark, and we strive to meet it efficiently.
Realistic Timelines
Patience is a virtue, and quality often takes time. We ensure realistic timelines, providing transparency about the process, potential obstacles, and any unforeseen delays. Clear communication helps manage expectations and ensures smooth progress.
Collaboration and Understanding
Your understanding and collaboration are vital. We value your input on:
- Preferred Timeline: Your desired completion date.
- Flexibility: How long you are prepared to wait for quality results.
Defining Your Deadline
Let’s work together to define a realistic deadline. By aligning our schedules and maintaining open communication, we can ensure the successful realization of your vision within the bounds of excellence and efficiency.
open plan construction
TIME ESTIMATES
Small Open Plan Renovation (Approximately 40-60 square meters)
Estimated Duration:
- Shortest Time Frame: 6-8 weeks
- Longest Time Frame: 10-12 weeks
Description: Estimations are based on the scope of work, including demolition of non-load-bearing walls, basic structural adjustments, installation of new flooring, painting, and minor electrical and plumbing modifications. The shorter timeframe assumes no major complications, while the longer timeframe accounts for potential delays such as permit approvals or unforeseen issues.
Inclusions:
- Demolition of walls to create open space
- Minor structural changes
- Basic electrical and plumbing work
- New flooring installation
- Painting and finishing
- Installation of new cabinetry and countertops (if kitchen area is involved)
Medium Open Plan Renovation (Approximately 60-100 square meters):
Estimated Duration:
- Shortest Time Frame: 10-12 weeks
- Longest Time Frame: 14-16 weeks
Description: Estimations are based on a more comprehensive scope of work, including the removal of load-bearing walls (requiring structural reinforcement), significant electrical and plumbing upgrades, new flooring, and extensive interior finishes. The shorter timeframe is possible if there are no major delays, while the longer timeframe includes allowances for permit processes and additional structural work.
Inclusions:
- Demolition of load-bearing and non-load-bearing walls
- Structural reinforcements (e.g., beams and supports)
- Comprehensive electrical and plumbing upgrades
- New flooring throughout the space
- Painting and interior finishes
- Custom cabinetry and countertops
- Lighting plan implementation
Large Open Plan Renovation (Approximately 100-150 square meters):
Large Renovation (100-150 m²)
Estimated Duration:
- Shortest Time Frame: 16-20 weeks
- Longest Time Frame: 24-28 weeks
Description: Estimations for large renovations consider extensive structural changes, major layout reconfigurations, and comprehensive upgrades to all systems (electrical, plumbing, HVAC). This tier often involves custom design elements, high-end finishes, and potentially outdoor integration. The shortest timeframe assumes streamlined project management and no major obstacles, while the longest timeframe allows for complex permit processes and unexpected challenges.
Inclusions:
- Extensive demolition and structural modifications
- Structural reinforcements and possibly new foundations or supports
- Major electrical, plumbing, and HVAC upgrades
- New flooring, including high-end materials
- Detailed painting and finishing work
- Custom cabinetry, countertops, and built-in furniture
- Integration of smart home technology
- Enhanced lighting and ventilation systems
- Possible exterior modifications or landscaping to integrate with the new open plan
How Estimations Are Determined
- Project Scope: Detailed planning and assessment of all tasks, including demolition, structural changes, and finishing work.
- Regulatory Requirements: Ensuring compliance with local building codes and obtaining necessary permits.
- Quality Standards: Maintaining high standards without rushing the process, considering potential delays and unforeseen issues.
Types of Inclusions
- Demolition and Structural Changes: Removal of walls, structural reinforcements, and layout reconfigurations.
- Electrical and Plumbing Work: Upgrades to systems to meet new layout requirements.
- Flooring and Finishes: Installation of new flooring, painting, and finishing touches.
- Cabinetry and Countertops: Installation of new or custom cabinetry and countertops.
- Lighting and Ventilation: Implementation of lighting plans and ensuring proper ventilation.
- Smart Technology Integration: Optional integration of smart home systems for convenience and functionality.
By providing realistic timelines and clear communication, we ensure smooth progress and successful completion of your open plan living renovation.
open plan construction
BUILDING TASKS
Here is a detailed breakdown of the building tasks for a medium-sized home renovation for open plan living (60-100 m²), outlined by week. This schedule assumes an estimated duration of 14 weeks for the project.
Week 1-2: Initial Preparations and Demolition
Week 1:
- Site preparation and securing the area.
- Setting up temporary utilities and workstations.
- Demolition of non-load-bearing walls.
- Removal of existing flooring, fixtures, and finishes.
Week 2:
- Demolition of load-bearing walls (if applicable).
- Installation of temporary supports.
- Clearing debris and site cleanup.
- Initial assessment for structural reinforcement.
Week 3-4: Structural Modifications
Week 3:
- Installation of structural reinforcements (beams, supports).
- Framing for new layout.
- Inspection and approval of structural work by a structural engineer.
Week 4:
- Continued structural modifications.
- Finalization of wall and ceiling framing.
- Pre-wiring for electrical systems (rough-in).
- Plumbing rough-in (moving or installing new pipes).
Week 5-6: Electrical and Plumbing
Week 5:
- Installation of electrical wiring and outlets.
- Installation of plumbing lines and fixtures.
- Inspection of electrical and plumbing rough-ins.
Week 6:
- Installation of HVAC systems (if required).
- Insulation of walls and ceilings.
- Continued electrical and plumbing work.
Week 7-8: Drywall and Flooring
Week 7:
- Installation of drywall on walls and ceilings.
- Taping, mudding, and sanding of drywall joints.
- Initial priming and painting of drywall.
Week 8:
- Installation of new flooring (hardwood, tile, etc.).
- Continued painting and finishing work on walls and ceilings.
Week 9-10: Fixtures and Fittings
Week 9:
- Installation of new cabinetry and countertops.
- Installation of kitchen islands and built-in furniture.
- Installation of plumbing fixtures (sinks, faucets).
Week 10:
- Installation of electrical fixtures (lighting, switches, outlets).
- Final touches on cabinetry and countertops.
- Continued installation of built-in storage solutions.
Week 11-12: Finishing Touches
Week 11:
- Final painting and touch-ups on walls and ceilings.
- Installation of trim, baseboards, and moldings.
- Installation of interior doors and hardware.
Week 12:
- Final adjustments and alignment of fixtures and fittings.
- Installation of any remaining appliances.
- Initial site cleanup and preparation for final inspection.
Week 13-14: Final Inspection and Handover
Week 13:
- Final inspection by building inspectors (structural, electrical, plumbing).
- Addressing any issues or corrections from the inspection.
- Detailed cleaning of the renovated space.
Week 14:
- Final walkthrough with the homeowner.
- Handover of the completed project.
- Review of maintenance tips and warranty information.
Summary
This timeline provides a structured approach to completing a medium-sized open plan living renovation within 14 weeks. Each week focuses on specific tasks, ensuring a smooth and organized workflow. Adjustments may be necessary based on project-specific requirements, weather conditions, and other factors. Regular communication with all involved parties helps maintain progress and address any challenges promptly.
Building Project Timeline for Medium Size Bathroom Addition
Initial Consultation and Planning:
• Task: Discuss renovation goals, budget, and design preferences. • Duration: 1-2 weeks • Dependencies: None • Service Provider: General Contractor or Bathroom Designer
Obtain Necessary Permits:
• Task: Apply for building permits and approvals from local authorities. • Duration: 1-2 weeks • Dependencies: Initial consultation and planning • Service Provider: General Contractor or Permit Expeditor
Demolition and Site Preparation
• Task: Remove old fixtures, fittings, and finishes from the bathroom. • Duration: 1 week • Dependencies: Obtain necessary permits • Service Provider: Demolition Contractor
Assessment of Plumbing and Electrical Systems
• Task: Evaluate existing plumbing and electrical systems for any necessary upgrades or repairs. • Duration: 1 week • Dependencies: Demolition and removal of existing fixtures • Service Provider: Plumber, Electrician
Structural Modifications (if needed):
• Task: Make any structural modifications required to accommodate new fixtures or layout changes. • Duration: 1-2 weeks • Dependencies: Assessment of plumbing and electrical systems • Service Provider: Carpenter
Waterproofing and Moisture Barrier Installation:
• Task: Apply waterproofing membranes to walls, floors, and shower areas. • Duration: 1 week • Dependencies: Structural modifications (if needed) • Service Provider: Waterproofing Specialist
Tiling Installation
o Task: Install floor and wall tiles using appropriate adhesives and grouting materials. o Duration: 2-3 weeks o Dependencies: Waterproofing o Service Provider: Tiler
Installation of New Fixtures and Fittings:
• Task: Install new plumbing fixtures, such as sinks, toilets, showers, and bathtubs, as well as accessories like towel rails and toilet paper holders. • Duration: 1-2 weeks • Dependencies: Waterproofing and moisture barrier installation • Service Provider: Plumber
Electrical Fixture Installation:
• Task: Install new lighting fixtures, outlets, switches, and exhaust fans. • Duration: 1-2 weeks • Dependencies: Waterproofing and moisture barrier installation • Service Provider: Electrician
Floor and Wall Finishing:
• Task: Install new flooring materials (e.g., tiles, vinyl, laminate) and wall finishes (e.g., paint, wallpaper). • Duration: 1-2 weeks • Dependencies: Installation of new fixtures and fittings, electrical fixture installation • Service Provider: Flooring Installer, Painter
Cabinetry and Vanity Installation
• Task: Install new cabinetry, vanities, and storage solutions. • Duration: 1-2 weeks • Dependencies: Floor and wall finishing • Service Provider: Cabinetmaker/Joiner
Final Touches and Cleanup
• Task: Perform any remaining touch-ups, clean the area thoroughly, and remove debris from the site. • Duration: 1 week • Dependencies: Cabinetry and vanity installation • Service Provider: General Contractor or Cleaning Crew
Final Inspection and Approval:
• Task: Schedule a final inspection with local building authorities to ensure compliance with building codes and regulations. • Duration: 1 week • Dependencies: Completion of all tasks • Service Provider: Building Inspector or Permit Expeditor
Initial Consultation and Planning:
• Task: Discuss renovation goals, budget, and design preferences. • Duration: 1-2 weeks • Dependencies: None • Service Provider: General Contractor or Bathroom Designer
Obtain Necessary Permits:
• Task: Apply for building permits and approvals from local authorities. • Duration: 1-2 weeks • Dependencies: Initial consultation and planning • Service Provider: General Contractor or Permit Expeditor
Demolition and Site Preparation
• Task: Remove old fixtures, fittings, and finishes from the bathroom. • Duration: 1 week • Dependencies: Obtain necessary permits • Service Provider: Demolition Contractor
Assessment of Plumbing and Electrical Systems
• Task: Evaluate existing plumbing and electrical systems for any necessary upgrades or repairs. • Duration: 1 week • Dependencies: Demolition and removal of existing fixtures • Service Provider: Plumber, Electrician
Structural Modifications (if needed):
• Task: Make any structural modifications required to accommodate new fixtures or layout changes. • Duration: 1-2 weeks • Dependencies: Assessment of plumbing and electrical systems • Service Provider: Carpenter
Waterproofing and Moisture Barrier Installation:
• Task: Apply waterproofing membranes to walls, floors, and shower areas. • Duration: 1 week • Dependencies: Structural modifications (if needed) • Service Provider: Waterproofing Specialist
Tiling Installation
o Task: Install floor and wall tiles using appropriate adhesives and grouting materials. o Duration: 2-3 weeks o Dependencies: Waterproofing o Service Provider: Tiler
Installation of New Fixtures and Fittings:
• Task: Install new plumbing fixtures, such as sinks, toilets, showers, and bathtubs, as well as accessories like towel rails and toilet paper holders. • Duration: 1-2 weeks • Dependencies: Waterproofing and moisture barrier installation • Service Provider: Plumber
Electrical Fixture Installation:
• Task: Install new lighting fixtures, outlets, switches, and exhaust fans. • Duration: 1-2 weeks • Dependencies: Waterproofing and moisture barrier installation • Service Provider: Electrician
Floor and Wall Finishing:
• Task: Install new flooring materials (e.g., tiles, vinyl, laminate) and wall finishes (e.g., paint, wallpaper). • Duration: 1-2 weeks • Dependencies: Installation of new fixtures and fittings, electrical fixture installation • Service Provider: Flooring Installer, Painter
Cabinetry and Vanity Installation
• Task: Install new cabinetry, vanities, and storage solutions. • Duration: 1-2 weeks • Dependencies: Floor and wall finishing • Service Provider: Cabinetmaker/Joiner
Final Touches and Cleanup
• Task: Perform any remaining touch-ups, clean the area thoroughly, and remove debris from the site. • Duration: 1 week • Dependencies: Cabinetry and vanity installation • Service Provider: General Contractor or Cleaning Crew
Final Inspection and Approval:
• Task: Schedule a final inspection with local building authorities to ensure compliance with building codes and regulations. • Duration: 1 week • Dependencies: Completion of all tasks • Service Provider: Building Inspector or Permit Expeditor
bathroom construction
QUALITY
Understanding the Interplay: Scope, Budget, and Schedule in Open Plan Living Renovations
Crafting the perfect open plan living area requires a delicate balance between scope, budget, and schedule. Each aspect influences the other, and achieving harmony is our expertise.
Defining the Scope
As we define the scope of your open plan living renovation, we balance your aspirations with practical considerations. Your vision sets the stage, and we ensure it aligns with budget constraints and desired features. This dynamic equilibrium directly influences the quality of the end result.
Luxury Open Plan Living
In the realm of luxury, the sky’s the limit. We align the scope with premium features and materials, acknowledging the impact on both budget and schedule. It’s about delivering an unparalleled experience, where every detail contributes to the opulence you envision.
Best Open Plan Living
For the best option, balance is key. We harmonize scope, budget, and schedule to provide a solution that epitomizes quality within a pragmatic budget and a carefully planned timeline. Here, the interplay ensures durability, aesthetics, and cost-effectiveness coalesce seamlessly.
Better Open Plan Living
Within the better option, we manage the triangle of scope, budget, and schedule to deliver a result that encapsulates quality without compromising practicality. It’s about finding that sweet spot where your vision thrives within reasonable parameters.
Good Open Plan Living
Even in the realm of good, where affordability is a priority, we navigate the tension gracefully. We ensure quality doesn’t take a backseat, offering a robust solution that adheres to standards without escalating costs unnecessarily.
Commitment to Excellence
Understanding this balance is where our commitment to excellence truly shines. The delicate choreography between scope, budget, and schedule is our craft, ensuring that the quality we deliver is not just a promise but a tangible reality in every facet of your project.
Key Inclusions for Open Plan Living Renovations
Structural Modifications:
- Removal of walls to create open spaces.
- Installation of structural reinforcements (beams, supports).
Electrical and Lighting:
- Rewiring for new lighting fixtures and outlets.
- Implementation of a comprehensive lighting plan (task, ambient, accent lighting).
Plumbing Adjustments:
- Re-routing plumbing as necessary to accommodate new layouts (especially if the kitchen is involved).
HVAC Adjustments:
- Modification or installation of HVAC systems to ensure proper ventilation and climate control.
Flooring Installation:
- Selection and installation of new flooring materials suitable for open plan living.
Interior Finishes:
- Painting and finishing of walls and ceilings.
- Installation of trim, baseboards, and moldings.
Cabinetry and Storage Solutions:
- Custom or prefabricated cabinetry and storage solutions.
- Built-in shelves and storage units to maximize space efficiency.
Smart Home Integration:
- Installation of smart home technology for lighting, climate control, and security.
Collaboration and Understanding
Your understanding and collaboration are vital. We value your input on:
- Preferred Timeline: Your desired completion date.
- Flexibility: How long you are prepared to wait for quality results.
Defining Your Deadline
Let’s work together to define a realistic deadline. By aligning our schedules and maintaining open communication, we can ensure the successful realization of your vision within the bounds of excellence and efficiency.
By considering these factors, we can create an open plan living area that not only meets but exceeds your expectations. We’re here to guide you through every step, ensuring your vision becomes a reality.
Plumbing Fixtures
Toilet, Sink (vanity or pedestal), Bathtub or shower, Faucets (sink, bathtub, shower), Showerhead, Drainage pipes and fittings
Electrical Fixtures
Lighting fixtures (ceiling lights, vanity lights, recessed lights), Outlets and switches, Exhaust fan, Heated towel rail (optional), Underfloor heating (optional)
Cabinetry and Storage
Bathroom vanity or cabinet, Medicine cabinet or mirror with storage, Shelving units or storage racks
Hardware and Fittings
Door handles and locks, Cabinet hardware (knobs, handles), Shower door or curtain rod, Bathroom accessories (soap dishes, toothbrush holders)
Ventilation and Plumbing Accessories
Ventilation ducts and fittings, P-trap and other plumbing fittings, Water supply lines and connectors
Fixtures for Accessibility (optional, if needed)
Grab bars, Handheld showerhead, Raised toilet seat, Shower bench or seat
Structural Materials
Lumber (for framing), Gyprock/plasterboard, Studs, joists, and beams, Insulation (for walls and ceilings)
Miscellaneous Materials
Grout and caulk (for tiles and joints), Adhesive (for installing tiles and flooring), Screws, nails, and fasteners, Paint primer and sealer, Trim and molding
Accessories and Decor
Towel bars or hooks, Toilet paper holder, Shower caddy or organizer, Bathroom rug or mat, Window treatments (curtains, blinds)
Flooring Materials
Tiles (ceramic, porcelain, natural stone), Vinyl flooring, Laminate flooring, Hardwood flooring (not recommended for bathrooms due to moisture)
Wall Finishes
Tiles (for walls, backsplashes, and shower enclosures), Paint Wallpaper (moisture-resistant)
Waterproofing Materials
Waterproofing membrane, Waterproofing tape, Sealing compounds (for joints and seams)
Plumbing Fixtures
Toilet, Sink (vanity or pedestal), Bathtub or shower, Faucets (sink, bathtub, shower), Showerhead, Drainage pipes and fittings
Electrical Fixtures
Lighting fixtures (ceiling lights, vanity lights, recessed lights), Outlets and switches, Exhaust fan, Heated towel rail (optional), Underfloor heating (optional)
Cabinetry and Storage
Bathroom vanity or cabinet, Medicine cabinet or mirror with storage, Shelving units or storage racks
Flooring Materials
Tiles (ceramic, porcelain, natural stone), Vinyl flooring, Laminate flooring, Hardwood flooring (not recommended for bathrooms due to moisture)
Wall Finishes
Tiles (for walls, backsplashes, and shower enclosures), Paint Wallpaper (moisture-resistant)
Waterproofing Materials
Waterproofing membrane, Waterproofing tape, Sealing compounds (for joints and seams)
Structural Materials
Lumber (for framing), Drywall or plasterboard, Studs, joists, and beams, Insulation (for walls and ceilings)
Miscellaneous Materials
Grout and caulk (for tiles and joints), Adhesive (for installing tiles and flooring), Screws, nails, and fasteners, Paint primer and sealer, Trim and molding
Accessories and Decor
Towel bars or hooks, Toilet paper holder, Shower caddy or organizer, Bathroom rug or mat, Window treatments (curtains, blinds)
Hardware and Fittings
Door handles and locks, Cabinet hardware (knobs, handles), Shower door or curtain rod, Bathroom accessories (soap dishes, toothbrush holders)
Ventilation and Plumbing Accessories
Ventilation ducts and fittings, P-trap and other plumbing fittings, Water supply lines and connectors
Fixtures for Accessibility (optional, if needed)
Grab bars, Handheld showerhead, Raised toilet seat, Shower bench or seat
Here’s a comprehensive list of various features and options for open plan living, including different choices and variations:
This comprehensive list covers a wide range of features and options available for designing and customizing your open plan living areas to suit your preferences and needs. Depending on your budget, space, and personal style, you can mix and match different elements to create a functional and stylish open plan living areas that reflects your individual taste and lifestyle
Here are some key quality requirements to consider:
1. Materials Quality
- Durable Flooring: Choose high-quality, water-resistant flooring materials such as porcelain or ceramic tiles, natural stone, or high-quality vinyl.
- Moisture-Resistant Wall Materials: Use moisture-resistant drywall (greenboard) or cement board behind tiles to prevent mold and mildew.
- Premium Fixtures: Invest in high-quality fixtures for the sink, shower, and toilet. Look for reputable brands known for durability and reliability.
- Countertops: Select durable and non-porous materials like quartz, granite, or solid surface for countertops to withstand daily wear and tear.
2. Workmanship
- Professional Installation: Hire experienced professionals for plumbing, electrical work, and tile installation to ensure proper fitting and long-lasting results.
- Precision Tiling: Ensure tiles are laid out evenly with consistent grout lines to avoid uneven surfaces and water seepage.
- Smooth Finishes: Ensure smooth and seamless finishes on all surfaces, including walls, floors, and countertops.
3. Waterproofing
- Shower and Tub Areas: Properly waterproof shower and tub areas using waterproof membranes or underlayment to prevent water damage.
- Sealants: Use high-quality sealants around fixtures, countertops, and joints to prevent water infiltration.
4. Ventilation
- Effective Ventilation System: Install a high-quality exhaust fan to remove moisture and prevent mold growth. Consider fans with humidity sensors for automatic operation.
- Ducting: Ensure proper ducting of the ventilation system to the outside to effectively expel moist air.
5. Plumbing
- Reliable Plumbing Fixtures: Choose faucets, showerheads, and valves made from corrosion-resistant materials like brass or stainless steel.
- Leak Prevention: Ensure all plumbing connections are secure and leak-free. Consider pressure balancing valves to prevent scalding.
- Water Efficiency: Opt for high-efficiency toilets and low-flow faucets and showerheads to conserve water without compromising performance.
6. Electrical
- Safe Electrical Work: Ensure all electrical installations comply with local codes. Use GFCI (Ground Fault Circuit Interrupter) outlets in wet areas for safety.
- Adequate Lighting: Install high-quality, moisture-resistant lighting fixtures. Ensure proper placement for task lighting around the vanity and general lighting for the entire space.
7. Durability
- High-Quality Hardware: Use durable hardware for cabinets and drawers, such as soft-close hinges and drawer slides.
- Long-Lasting Paint: Choose paint that is mold and mildew resistant for walls and ceilings.
8. Functionality and Accessibility
- Ergonomic Design: Ensure the layout is functional and ergonomic, with easy access to all fixtures.
- Accessibility Features: Incorporate features like grab bars, non-slip flooring, and walk-in showers to enhance safety and accessibility.
9. Aesthetics and Style
- Consistent Design: Maintain a consistent design theme and color scheme throughout the bathroom for a cohesive look.
- Quality Finishes: Use high-quality finishes for all visible surfaces, including fixtures, hardware, and accessories.
10. Sustainability
- Eco-Friendly Materials: Choose sustainable and environmentally friendly materials where possible.
- Energy Efficiency: Install energy-efficient lighting and ventilation systems to reduce energy consumption.
bathroom construction
FEATURES & OPTIONS
Comprehensive Guide to Converting Your Home to Open Plan Living
Transforming a cluttered home into an open plan living space involves thoughtful planning and execution. Here’s a comprehensive list of features and options to consider:
Structural Changes
Wall Removal:
- Non-Load-Bearing Walls: Easier and cheaper to remove, instantly creating more space.
- Load-Bearing Walls: Requires structural reinforcements such as beams or columns but can dramatically open up the space.
Room Merging:
- Kitchen and Living Room: Creating a combined space for cooking, dining, and entertaining.
- Dining Room and Living Room: Forming a larger, multifunctional area.
Door and Window Adjustments:
- Wider Doorways: Enhances the flow between rooms.
- Large Windows or Glass Doors: Improves natural light and visual openness.
Layout and Design
Flexible Layout:
- Zoning: Use furniture arrangements or subtle design changes to define areas within the open plan (e.g., living, dining, kitchen).
- Movable Partitions: Install sliding doors or foldable screens for occasional separation.
Furniture Choices:
- Modular Furniture: Adaptable pieces that can be reconfigured as needed.
- Low-Profile Furniture: Keeps sightlines clear and maintains an airy feel.
- Built-In Furniture: Custom storage solutions that minimize clutter.
Color Schemes:
- Neutral Tones: Creates a cohesive look and makes spaces feel larger.
- Accent Colors: Use sparingly to define different zones without breaking the flow.
Storage Solutions
Built-In Cabinets and Shelving:
- Wall-Mounted Units: Saves floor space and provides ample storage.
- Under-Stair Storage: Utilizes often-overlooked spaces efficiently.
Hidden Storage:
- Integrated in Furniture: Beds with drawers, ottomans with storage space.
- Concealed Compartments: Behind mirrors, within benches.
Decluttering:
- Minimalist Approach: Regularly purging unnecessary items to maintain an open feel.
- Organized Storage: Use baskets, bins, and labels to keep belongings tidy.
Lighting Solutions
Natural Lighting:
- Large Windows: Maximizes daylight.
- Skylights: Adds light from above, ideal for central areas.
Artificial Lighting:
- Layered Lighting: Combine ambient, task, and accent lighting to create a versatile and welcoming environment.
- Recessed Lighting: Blends seamlessly into the ceiling, maintaining a clean look.
- Pendant Lights: Adds style and can help define different zones.
Flooring Options
Continuous Flooring:
- Single Material: Using the same flooring material throughout the open plan area to create visual continuity (e.g., hardwood, tiles).
- Area Rugs: Defines spaces within the open plan without interrupting the flow.
Contrasting Flooring:
- Different Materials: Use contrasting flooring to subtly distinguish areas (e.g., tiles in the kitchen, wood in the living area).
Smart Technology Integration
Smart Lighting:
- Adjustable Lighting Systems: Control brightness and color temperature to suit different activities and times of day.
- Voice-Activated Lights: Adds convenience and enhances the modern feel.
Smart Climate Control:
- Zoned Heating/Cooling: Efficiently manages different areas’ temperatures.
- Smart Thermostats: Optimizes energy usage and comfort.
Home Automation:
- Integrated Systems: Control lighting, climate, security, and entertainment from a single device.
Décor and Finishes
Open Shelving:
- Kitchen: Display attractive dishes and glassware while keeping them accessible.
- Living Areas: Showcase books, plants, and décor items without overwhelming the space.
Minimalist Décor:
- Simplified Aesthetics: Choose fewer, high-quality pieces to create a clean and stylish look.
- Functional Accessories: Items that serve both practical and decorative purposes.
Natural Elements:
- Plants: Adds life and freshness, improving air quality and aesthetics.
- Natural Materials: Wood, stone, and other natural materials bring warmth and texture.
Variations and Choices
Industrial Style:
- Exposed Brick and Beams: Adds character and a raw, edgy look.
- Metal and Concrete Finishes: Complements the industrial aesthetic.
Scandinavian Style:
- Light Colors and Natural Materials: Creates a bright, airy feel.
- Simple, Functional Furniture: Focus on practicality and comfort.
Modern Style:
- Clean Lines and Minimalist Décor: Emphasizes simplicity and sophistication.
- High-Gloss Finishes: Adds a sleek, contemporary touch.
Rustic Style:
- Reclaimed Wood and Natural Textures: Brings warmth and coziness.
- Earthy Color Palette: Complements the natural elements.
Eclectic Style:
- Mix of Textures and Patterns: Adds personality and interest.
- Bold Colors and Unique Pieces: Makes a statement while maintaining functionality.
Conclusion
Converting your home to an open plan living space involves careful planning and thoughtful design choices. By considering structural changes, layout and design, storage solutions, lighting, flooring options, smart technology, and décor variations, you can create a spacious, cohesive, and inviting environment that enhances your lifestyle.
Lighting Options
Ceiling-mounted light fixtures (recessed lights, flush mounts), Pendant lights or chandeliers, Wall sconces or vanity lights, LED mirror lights, Under-cabinet lighting, Dimmer switches for adjustable lighting
Mirror Options
Framed mirror, Frameless mirror, Medicine cabinet with mirrored door, Magnifying mirror (wall-mounted or countertop)
Design Elements
Accent tiles or mosaic patterns, Decorative wall panels or wainscoting, Statement wallpaper or wall decals, Glass partition or half-wall divider, Planters or greenery for a spa-like ambiance
Flooring Options
Ceramic tiles, Porcelain tiles, Natural stone tiles (marble, granite, travertine), Vinyl flooring (sheet or tile), Laminate flooring, Engineered wood flooring, Cork flooring, Heated flooring (electric or hydronic)
Heating Options
Heated towel rack or towel warmer, Radiant floor heating, Wall-mounted electric heater, Baseboard heater, Infrared heat lamp
Storage and Organization Options
Built-in shelving or niches, Medicine cabinet or mirror with storage, Over-the-toilet cabinet or shelving unit, Vanity with drawers or cabinets, Wall-mounted storage cabinet, Linen closet or tower
Bath Options
Built-in bathtub, Freestanding bathtub, Soaking tub, Clawfoot tub, Corner bathtub, Jacuzzi or whirlpool tub, Walk-in bathtub (with door)
Shower Options
Single-head shower, Dual-head shower (with handheld and overhead showerheads), Rainfall showerhead Body jets or massage shower panels, Steam shower, Walk-in shower (curbless or with a low threshold), Shower enclosure or glass door, Frameless glass shower enclosure
Vanity Options
Single vanity, Double vanity, Floating vanity, Wall-mounted vanity, Freestanding vanity, Custom-built vanity, Vessel sink vanity, Undermount sink vanity
open plan
COSTS
Arriving at the final estimated cost for your open plan living renovation is the culmination of a meticulous process that intertwines scope, schedule, and desired quality. It’s not just a number; it’s the result of careful consideration to ensure every aspect aligns with your vision and practical parameters.
Understanding the Delicate Interplay
Understanding the delicate interplay between scope, budget, and schedule is pivotal in crafting the perfect open plan living area. Each aspect influences the other, and achieving harmony is our expertise.
Defining the Scope
As we define the scope of your open plan living renovation, we balance your aspirations with practical considerations. Your vision sets the stage, and we ensure it aligns with budget constraints and desired features. This dynamic equilibrium directly influences the quality of the end result.
Luxury Open Plan Living
In the realm of luxury, the sky’s the limit. We align the scope with premium features and materials, acknowledging the impact on both budget and schedule. It’s about delivering an unparalleled experience, where every detail contributes to the opulence you envision.
Best Open Plan Living
For the best option, balance is key. We harmonize scope, budget, and schedule to provide a solution that epitomizes quality within a pragmatic budget and a carefully planned timeline. Here, the interplay ensures durability, aesthetics, and cost-effectiveness coalesce seamlessly.
Better Open Plan Living
Within the better option, we manage the triangle of scope, budget, and schedule to deliver a result that encapsulates quality without compromising practicality. It’s about finding that sweet spot where your vision thrives within reasonable parameters.
Good Open Plan Living
Even in the realm of good, where affordability is a priority, we navigate the tension gracefully. We ensure quality doesn’t take a backseat, offering a robust solution that adheres to standards without escalating costs unnecessarily.
Commitment to Excellence
Understanding this balance is where our commitment to excellence truly shines. The delicate choreography between scope, budget, and schedule is our craft, ensuring that the quality we deliver is not just a promise but a tangible reality in every facet of your project.
Key Inclusions for Open Plan Living Renovations
Structural Modifications:
- Removal of walls to create open spaces.
- Installation of structural reinforcements (beams, supports).
Electrical and Lighting:
- Rewiring for new lighting fixtures and outlets.
- Implementation of a comprehensive lighting plan (task, ambient, accent lighting).
Plumbing Adjustments:
- Re-routing plumbing as necessary to accommodate new layouts (especially if the kitchen is involved).
HVAC Adjustments:
- Modification or installation of HVAC systems to ensure proper ventilation and climate control.
Flooring Installation:
- Selection and installation of new flooring materials suitable for open plan living.
Interior Finishes:
- Painting and finishing of walls and ceilings.
- Installation of trim, baseboards, and moldings.
Cabinetry and Storage Solutions:
- Custom or prefabricated cabinetry and storage solutions.
- Built-in shelves and storage units to maximize space efficiency.
Smart Home Integration:
- Installation of smart home technology for lighting, climate control, and security.
Collaboration and Understanding
Your understanding and collaboration are vital. We value your input on:
- Preferred Timeline: Your desired completion date.
- Flexibility: How long you are prepared to wait for quality results.
Defining Your Deadline
Let’s work together to define a realistic deadline. By aligning our schedules and maintaining open communication, we can ensure the successful realization of your vision within the bounds of excellence and efficiency.
By working together and considering these factors, we can create an open plan living area that not only meets but exceeds your expectations. We’re here to guide you through every step, ensuring your vision becomes a reality.
open plan
COST INFLUENCERS
List of Cost Influencers for Home Renovations for Open Plan Living Areas
Scope of Work:
- Description: The overall extent and complexity of the renovation, including structural changes, new installations, and finishing details. A larger scope generally increases costs due to more materials, labor, and time required.
Structural Modifications:
- Description: Changes such as removing load-bearing walls, adding beams for support, or altering the existing structure. These modifications often require specialized labor and additional materials, increasing costs.
Materials and Finishes:
- Description: The quality and type of materials chosen for flooring, cabinetry, countertops, and finishes. High-end materials will significantly raise the budget compared to standard options.
Labor Costs:
- Description: The expense of hiring skilled tradespeople like carpenters, electricians, plumbers, and painters. Labor costs can vary based on the complexity of the work and the rates in your local area.
Permits and Regulations:
- Description: The cost of obtaining necessary permits and ensuring compliance with local building codes. This can include fees for applications, inspections, and any required adjustments to meet regulatory standards.
Electrical and Plumbing Work:
- Description: Upgrading or relocating electrical systems and plumbing to fit the new open plan layout. This includes rewiring, adding new outlets, and rerouting pipes, which can be labor-intensive and costly.
HVAC Adjustments:
- Description: Modifying heating, ventilation, and air conditioning systems to ensure proper climate control in the new space. This may involve installing new ducts or units, which adds to the overall cost.
Lighting Solutions:
- Description: The cost of new lighting fixtures and the installation of a comprehensive lighting plan, including ambient, task, and accent lighting. Custom or high-end lighting options can be more expensive.
Flooring Installation:
- Description: The type and quality of flooring materials chosen (e.g., hardwood, tile, vinyl) and the cost of labor to install them. Flooring choices significantly impact the final budget.
Cabinetry and Storage Solutions:
- Description: Custom-built or prefabricated cabinetry and storage units. Custom solutions tend to be more expensive but offer tailored functionality and aesthetics.
Smart Home Integration:
- Description: Incorporating smart home technology for lighting, climate control, security, and entertainment systems. These technologies can add convenience but also increase the cost.
Design and Planning:
- Description: Fees for architects, designers, and consultants who help plan and design the open plan living space. Professional design services ensure the project meets your vision but add to the overall expense.
Demolition and Site Preparation:
- Description: Costs associated with tearing down existing structures and preparing the site for renovation. This includes removing debris and ensuring the area is ready for construction.
Unexpected Issues:
- Description: Unforeseen problems such as hidden structural damage, asbestos removal, or pest infestations discovered during renovation. These issues can cause significant cost overruns.
Timeframe:
- Description: The duration of the renovation project. A longer timeframe can increase costs due to extended labor requirements and potential delays.
Location:
- Description: The geographical location of your home can influence costs due to variations in local labor rates, material prices, and regulatory fees.
Market Conditions:
- Description: Economic factors such as supply chain disruptions, demand for construction services, and material shortages can affect the cost of renovation projects.
By considering these cost influencers, you can better plan and budget for your open plan living area renovation, ensuring a balance between your vision and financial constraints.
Size and Scope of the Project
The size and complexity of the new bathroom will have a significant impact on the overall cost. Larger bathrooms with more fixtures and custom features will generally cost more to build than smaller, more straightforward designs.
Labor Costs
Labor Costs: Labor costs can vary depending on factors such as local labor rates, the availability of skilled workers, and the complexity of the construction work required. Plumbing, electrical, and carpentry work will all contribute to the labor costs of the project.
Bathroom Location
- Upstairs: Adding a bathroom upstairs typically involves more complex construction tasks, such as reinforcing floor joists, rerouting plumbing and electrical lines, and addressing potential structural concerns. Access to the upper level may also require additional labor and equipment, particularly if there are narrow staircases or limited space for maneuvering materials. These factors can contribute to higher labor and material costs compared to adding a bathroom on the ground floor.
- Downstairs: Installing a bathroom on the ground floor may be more straightforward in terms of construction and accessibility. Existing plumbing and electrical infrastructure may be more readily accessible, reducing the need for extensive modifications. Additionally, if the new bathroom is located near exterior walls, ventilation and drainage requirements may be easier to meet, potentially lowering costs compared to upstairs installations.
Acessibility Requirements
- Accessible Design: If your home requires accessibility features, such as wider doorways, barrier-free showers, or wheelchair-friendly layouts, incorporating these elements into the new bathroom design will incur additional costs. These features may necessitate specialized fixtures, structural modifications, and careful planning to ensure compliance with accessibility standards.
- Standard Design: Homes with standard layouts and dimensions typically involve fewer design complexities and may have existing infrastructure that can be easily adapted for the new bathroom. This can help streamline the construction process and keep costs more manageable compared to homes requiring extensive modifications for accessibility.
Type of Dwelling
- Single-Family Home: Adding a bathroom to a single-family home provides more flexibility in terms of design and construction, as there are typically fewer restrictions compared to multi-unit dwellings. Homeowners have more control over the layout, fixtures, and finishes, which can impact costs based on their preferences and budget.
- Townhouse/Complex/Unit: In multi-unit dwellings such as townhouses, condominium complexes, or apartment units, adding a new bathroom may involve additional considerations, such as obtaining approval from homeowners' associations, complying with shared utility systems, or coordinating with neighboring units. These factors can introduce logistical challenges and administrative requirements that may affect project costs.
Site Access & Conditions
- Side Access: If the new bathroom requires materials or equipment to be brought in through side access points rather than directly through the home, additional labor and logistics may be necessary. Access limitations can impact the efficiency of the construction process and potentially increase costs associated with transportation and manual handling of materials.
- Site Conditions: Site-specific factors, such as soil stability, drainage issues, or proximity to utilities, can influence the complexity and cost of construction. Addressing site-related challenges, such as excavating for new plumbing lines or addressing water intrusion issues, may require specialized expertise and resources, adding to the overall project expenses.
Materials and Fixtures
The cost of materials and fixtures for the new bathroom can vary widely depending on factors such as quality, brand, and style. High-end finishes and fixtures will generally cost more than budget-friendly options.
Plumbing and Electrical Work
If the new bathroom requires extensive plumbing and electrical work, such as installing new water supply lines, drainage pipes, or wiring for lighting and outlets, these costs will add to the overall project expenses.
Permits and Regulations
Obtaining permits and complying with building codes and regulations can incur additional costs. Permit fees, inspection fees, and any necessary modifications to ensure compliance with local regulations will all contribute to the total project cost.
Structural Modifications
If the new bathroom requires structural modifications to the existing home, such as reinforcing floors, walls, or ceilings, these additional construction tasks will increase the overall cost of the project.
Ventilation and HVAC
Proper ventilation is essential in bathrooms to prevent moisture buildup and mold growth. Installing exhaust fans or ventilation systems, as well as integrating with the home's HVAC system, may incur additional costs.
Accessibility Features
If the new bathroom needs to be accessible to individuals with disabilities or mobility challenges, incorporating features such as grab bars, walk-in showers, or wider doorways may increase the project cost.
Design Complexity
Intricate design elements, such as custom tile work, specialty lighting, or unique fixtures, will add to the overall cost of the project. Simplifying the design or opting for standard finishes can help control costs.
Contingency Fund
It's essential to budget for unexpected expenses or changes that may arise during the construction process. Setting aside a contingency fund of around 10-20% of the total project cost can help cover unforeseen expenses and prevent budget overruns.
open plan
COST ESTIMATES
Budget Estimate
From:
$30,000
$500 per m2
Up To:
$60,000
$1,000 per m2
* Based on medium sized open plan living renovation of 60-100 m2. See below for detailed break-down
Standard Estimate
From:
$70,000
$1,166 per m2
Up To:
$120,000
$2,000 per m2
* Based on medium sized open plan living renovation of 60-100 m2. See below for detailed break-down
Premium Estimate
From:
$130,000
$2,166 per m2
Up To:
$200,000+
$3,333+ per m2
* Based on medium sized open plan living renovation of 60-100 m2. See below for detailed break-down
Budget Renovation (Lowest Extimation)
- Cost Range: $30,000 - $60,000
- Average Cost per Square Meter: $750/m²
- Average Home Retreat Area Size: 60-100 m²
Description: The estimation for the budget tier is based on the assumption that basic structural modifications are required, with a focus on cost-effective solutions. This includes using standard materials and finishes, minimal custom work, and essential electrical and plumbing upgrades. The focus is on achieving functionality and openness without extensive customization or high-end materials. Labor costs are kept to a minimum by using readily available materials and simpler design elements.
Standard Renovation (Mid-Range)
- Cost Range: $70,000 - $120,000
- Average Cost per Square Meter: $1,583/m²
- Average Home Retreat Area Size: 60-100 m²
Description: The standard tier estimation accounts for moderate structural changes and higher quality materials and finishes. This tier includes some custom cabinetry and more extensive electrical and plumbing work. The goal is to achieve a balance between aesthetics and functionality, with mid-range finishes and a few custom features to enhance the space. Labor costs are higher due to the inclusion of custom elements and more detailed work.
Premium Renovation (High-End)
Cost Range: $35,000+Â
Average Cost per Square Meter: $5,833+Â per square meter
Average Bathroom Size: Typically around 4 to 6 square meters
Description: A premium renovation offers top-of-the-line features, luxury finishes, and high-quality craftsmanship for a truly upscale bathroom experience. This might include:
- High-end fixtures and fittings (e.g., designer bathtub or shower, wall-hung toilet, custom vanity with premium stone countertop)
- Luxury materials such as natural stone or designer tiles
- Custom-built cabinetry or bespoke vanity design
- Designer or architectural lighting fixtures
- Extensive plumbing and electrical work (e.g., upgrading plumbing lines, installing smart fixtures)
- Luxury amenities and features (e.g., steam shower, soaking tub, underfloor heating)
- Customized design elements and personalized touches
- Exceptional attention to detail and superior craftsmanship
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COST CAVEATS
These estimates provide a breakdown of the average costs for renovating a medium-sized home for open plan living in Sydney, Australia, across different budget tiers. The baseline costs are derived from the average costs incurred for an open plan living area with a floor size of 60-100 square meters. These base cost estimates are actual costs and will vary based on factors such as the specific size of the area, design choices, the quality of materials and finishes, and the extent of renovation required.
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COST MODELLING
The Trinity Team brings years of experience to the design and solution phase of your open plan living renovation project. Let’s discuss your vision so we can organize a detailed review of your requirements and your current home layout. We will create a comprehensive breakdown of the necessary items and tasks, helping you obtain accurate quotes tailored to your specific needs.
making
TIME
Considering a home project? Then let’s talk! We’ve been able to help many others and we’re pretty sure that we could help you also. From practical renovations to tailored solutions, we’re here to offer guidance and a friendly conversation to explore how we can meet your home needs. No pressure – just give us a call, and let’s create a space that perfectly fits your lifestyle
Joshua@trinitydc.com.au
0430 393 681
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If you’ve already got a good idea on what you need or maybe you’ve even got some design plans that you’d like us to review for an estimation or quote. Then let’s talk and we’ll provide you with a quote on the estimated complexity, cost and duration of your construction project. Give us a call or send us some information and we’ll get right on it and contact you within one working day.
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We’re dedicated to making your visions a reality. Our planning process is all about collaboration. Together, we’ll create a practical plan tailored to your needs and preferences. We’ll discuss your requirements, design preferences, and ensure every detail aligns with your style.
Budget matters, but won’t cramp your style! We maximize your budget without compromising quality, finding cost-effective solutions for your dream space.
Timeframes matter, and we respect that. Our planning ensures a realistic schedule with no unnecessary delays – just a well-thought-out timeline.
Transparency is key. Our clear process keeps you informed every step. Trust and confidence are crucial, and we’re committed to both.
We break down the planning process into manageable steps, ensuring a stress-free journey. Celebrate each milestone on the way to turning your vision into reality.
Ready to start making space? Let’s begin the conversation, explore ideas, and craft a uniquely yours plan.
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At Trinity D&C, our home delivery process ensures a seamless journey from planning to reality:
Efficient Planning: Fine-tune your project plan based on your preferences for a smooth execution.Â
Skilled Construction: Our expert team ensures quality craftsmanship, providing regular updates on progress.
Timely Execution: We prioritize deadlines, committing to on-time project delivery without compromising quality.
Quality Assurance: Rigorous checks maintain high standards, ensuring your satisfaction.
Final Inspection: A thorough inspection precedes the on-time delivery of your completed home.
Post-Delivery Support: Our commitment extends beyond delivery, offering ongoing support for your satisfaction.
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things that
MATTER
Initiating the process, we delve into the heart of your project. Thoroughly understanding your vision, aspirations, and the finer details that define its essence is our priority. We aim to grasp your financial parameters, project timelines, and the overall aesthetic you’re envisioning – envision this as meticulously curating the ideal framework for your endeavor.
Once the foundation is established, we confront the pivotal question: what’s feasible within these predefined parameters? Together, we navigate the intricacies, fine-tune the specifics, and strategically address any potential challenges.
Consider this our strategic session, a collaborative effort to pinpoint the inclusions, prerequisites, and the quintessence of what should take center stage. It’s akin to meticulously charting the roadmap for your project – a comprehensive plan that will seamlessly bring your vision into fruition.
Then if you’re prepared to move forward? We’ll transform that vision into a high quality reality.
Navigating the rhythm of delivery is paramount. We meticulously work out schedules, considering the optimal timeframe for both you and our team. Drawing from best practices and leveraging insights from similar completed projects, we tailor a timeline that aligns with regulatory requirements, council rules, and your financial considerations.
Precision is key in estimating the ideal duration. We understand the urgency and are committed to delivering promptly, without compromising on quality. Your deadline becomes our benchmark, and we’re dedicated to meeting it.
However, patience is a virtue, and quality often takes time. We ensure realistic timelines, providing transparency about the process, potential obstacles, and any unforeseen delays. Your understanding and collaboration in this journey play a vital role.
What’s your preferred timeline? How long are you prepared to wait? Let’s work together to define your deadline, ensuring the successful realization of your vision within the bounds of excellence and efficiency.
Understanding the delicate interplay between scope, budget, and schedule is pivotal in crafting the epitome of quality. It’s a dance where each move affects the other, and achieving harmony is our expertise.
As we define the scope of your project, we navigate the fine line where aspirations meet reality. Your vision sets the stage, and we meticulously balance it with the intricacies of budget considerations and desired features. This dynamic equilibrium directly influences the quality of the end result.
In the realm of Luxury, where the sky’s the limit, we carefully align the scope with premium features and materials, acknowledging the impact on budget and schedule. It’s about delivering an unparalleled experience, where every detail contributes to the opulence you envision.
For the Best, where balance is key, we harmonize scope, budget, and schedule to provide a solution that epitomizes quality within a pragmatic budget and a carefully planned timeline. Here, the interplay ensures durability, aesthetics, and cost-effectiveness coalesce seamlessly.
Within the Better option, we deftly manage the triangle of scope, budget, and schedule, delivering a result that encapsulates quality without compromising practicality. It’s about finding that sweet spot where your vision thrives within reasonable parameters.
Even in the realm of Good, where affordability is a priority, we navigate the tension gracefully. Here, we ensure quality doesn’t take a backseat, offering a robust solution that adheres to standards without escalating costs unnecessarily.
Understanding this tension is where our commitment to excellence truly shines. The delicate choreography between scope, budget, and schedule is our craft, ensuring that the quality we deliver is not just a promise but a tangible reality in every facet of your project.
Arriving at the final estimated cost is the culmination of a meticulous process that intertwines scope, schedule, and desired quality. It’s not just a number; it’s the result of a symphony of considerations, ensuring every facet aligns with your vision and practical parameters.
As we delve into the intricacies of your project’s scope, speed of the schedule, and the quality you aspire to achieve, we account for various factors that contribute to the end cost. Environmental considerations, soil tests, regulatory requirements such as fire resistance and noise proofing, and the intricacies of foundation and footing requirements all play pivotal roles in shaping the financial landscape.
Dependence on council approval, permits, and construction rules adds another layer of complexity. Only after navigating through these variables can we provide a comprehensive cost estimate. This is the juncture where negotiation becomes an art – a delicate dance where we fine-tune the scope, schedule, and quality to tailor the project precisely to your needs.
Your financial comfort is our priority, and we’re committed to transparent communication throughout this process. The final estimated cost is not just a number on paper; it’s a reflection of our dedication to delivering a project that aligns seamlessly with your vision, meets regulatory standards, and respects your budget constraints.
This is the stage where collaboration takes center stage. Let’s negotiate and adjust, ensuring that the final cost mirrors the perfect synthesis of your aspirations and practical realities. Your project is not just a construction endeavor; it’s a tailored experience, and the estimated cost is the ticket to bringing your vision to life.
Why People Recommend Trinity Design & Construction
The best company I have ever dealt with. I can’t recommend these boys enough. 100/10 Always on time and their work is amazing. Thank you for everything you have done.
We had a custom designed wooden deck built and moulded to the shape of the pool. The results was amazing, Trinity Design and Construction were very professional and very plesant to work with.
Trinity Design & Construction built our backyard retaining wall and also our large decking area. They are highly professional, on time, polite, informative and their workmanship was outstanding. Highly recommend.
We found the team at Trinity Design & Construct to be really easy to work with. Their attention to detail was second to none and we wouldn't hesitate to recommend them.
Trinity Design & Construct came out to repair a leaking window that required a strip down of one side of the house, they were on time, courteous, and left the site clean and tidy, most importantly; the repair worked! Thanks to Josh and the team for all your hard work, we will definitely be using their services again.
We employed Trinity D&C to undertake many differing construction items in the build of our new home. Each task was undertaken with the quality, expertise, & efficiency that we were looking for. As I was also the Building Designer of the project, I was particularly impressed with the level of interest they took in the aesthetic detail that was required, & then the formulating of the construction methodology. Many a tradesperson would have simply looked for the simplest & most expedient way of completing the job. I have nothing but praise for Trinity D&C, & am forever grateful for their efforts. Thank you. Dan Briffa (Home Owner & Designer)
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Trinity Design & Construction
Trinity Design & Construct offers custom home building and renovations servicing the Penrith, Blue Mountains, Hawkesbury & Sydney region. We believe in innovation, sustainable practices and everlasting craftsmanship.
Penrith Region Suburbs
Blue Mountains Region
Hawkesbury Region
Parramatta Region
Blacktown Region
The Hills Region
Canterbury Bankstown Region
Canterbury Bankstown |
| Ashbury |
| Bankstown |
| Bankstown Aerodrome |
| Bass Hill |
| Birrong |
| Belfield |
| Belmore |
| Beverly Hills |
| Campsie |
| Canterbury |
| Chester Hill |
| Chullora |
| Clemton Park |
| Condell Park |
| Croydon Park |
| Earlwood |
| East Hills |
| Georges Hall |
| Greenacre |
| Hurlstone Park |
| Kingsgrove |
| Lakemba |
| Lansdowne |
| Leightonfield |
| Milperra |
| Mount Lewis |
| One Tree Point |
| Narwee |
| Padstow |
| Padstow Heights |
| Panania |
| Picnic Point |
| Potts Hill |
| Punchbowl |
| Regents Park |
| Revesby |
| Revesby Heights |
| Riverwood |
| Roselands |
| Sefton |
| Villawood |
| Wiley Park |
| Yagoona |