The Renovation You Do Before You Need To: Why planning for later life belongs in your design brief now.

One of my favourite projects that we’ve completed recently (photos still to come, I can’t wait to share them with you!) is a home that has been designed to actively support our client through his 80s and beyond.

You don’t need to be an octogenarian before you start thinking about how your home can support you long-term, and choosing to incorporate ageing in place elements certainly doesn’t mean you need to settle for a home that looks clinical and unwelcoming in the meantime.

So, when should I start thinking about this? The answer is … well before you feel any pressure to.

Even if retirement isn’t imminent, if you are looking at renovating or building a home, done thoughtfully, although possibly a little ahead of schedule, it could be an investment that provides a home and lifestyle you can enjoy for many years. It’s a conversation worth having while it still feels like it’s about possibility, not necessity.

An architectural project, like most good things, can take a while. By the time we work through design, permits and construction a project can easily span a couple of years. Planning proactively means you have the time to make considered decisions and will avoid the stress of having to respond re-actively to changes in circumstances.

When thinking about what you might need to put in place for your home, there are some fundamentals that address physical, day to day independence and quality of life. They can be carefully and inconspicuously incorporated into your design. If down the track you decide the house doesn’t suit your needs or lifestyle and you want to downsize or move, they will certainly not reduce the general appeal of your home, liveable house features can even be a selling point. You can read more about them here.

While these elements are really important, a great home isn’t just about purely functional needs. There is more to crafting a beautiful welcoming environment, and more to creating and supporting happiness in all stages of life. Long term thinking in your renovation is about having a home that supports entertaining, creativity, relaxation, family, friendships and connection to the community around you.

Here are a few things you might want to consider for your home project.

Designing space for the hobbies you haven’t had time for (yet)

When your days free up what is going to fill them with enjoyment? At the time you are thinking about this renovation it may be hard to even imagine having time to pursue a project or hobby, but think about what you enjoy doing and wish you had more time for? These kernels of a future can be considered and provided for in an ergonomically and thoughtful way even before you have the time for them.

Space for family and friends

I’d like to gently push back on the idea that planning way ahead means designing a smaller, quieter version of your current life. Having a space to welcome family and friends into is always important no matter your age. Perhaps you want to be sure that adult children and their families can stay with you, you want to be able to host clubs and social groups, or you just want a lovely spot in the sun to sit with your neighbour to catch up. Think about how the spaces you need now can shift in the future between accommodating just you, and a full house. For example, open living and dining that spills outdoors, large sliding doors, or a bedroom wing that can close off for privacy when visitors arrive.

Staying connected to the garden and views

While privacy is important, our layouts make sure that the master bedroom can always remain connected to garden views and adjacent living spaces. If at any stage you find yourself with limited mobility, you should always be able to look out onto a beautiful view, access fresh air and feel connected to the world.

Maybe it isn’t just for you?

The points above have been focusing here on what you want to invest in, and the long-term ideas of your future. We have also worked with clients who are renovating not only for their own retirement, but also so they are able to have space suitable for their own parents to live with them if it was ever needed. You can read more about the advantages of multi-generational homes here.

If any of this has started a conversation in your own head (or at your kitchen table), I’d love to help you turn it into a plan. Get in touch, and let’s talk about what your home could look like, not just now, but for years to come.

There are stages in life that prompt you to re-assess the requirements you have for your home.

I have found that the ones we plan for tend to be the exciting milestones, like starting a family or the changing needs of teenagers. One that requires a little more foresight and doesn’t seem front of mind for many people is the later stage of your relationship with your home.

The best time to design for the future is before you need to.  Thinking about these kinds of plans for your home is really just a question of how can it support you long term and enable the lifestyle you want.

The World Health Organisation notes reduced quality of life through loss of independence as one of the stressors that leads to isolation, loneliness, or psychological distress in older adults.

A study by the Economic and Social Research Council in the UK found that quality of life in old age is driven by psychological, social and health factors rather than objective indicators like income level, education or social class. As a result of survey responses and qualitative interviews during the study, two other factors were added as quality-of-life indicators– “adequate income and retaining independence and control over one’s life.”

The number of Australian households over the age of 55 grew by almost 3 million between 2006 and 2016. A 2019 study by the Australian Housing and Urban Research Institute showed that between 78 and 81 per cent of Australians aged over 55 (depending on age cohort) want to live in their own home as they age. While the size and type of home are important, the critical factors for this preference were security and having control over the space in which they live. Like any other time in life, we want to live somewhere that feels like home.

If you choose to continue living at home, there are many simple ways that a carefully considered design can assist. Even the smallest retrofit can have a huge impact.  From preventing falls to designing beautiful welcoming spaces for you to continue to host family and friends, there is a place for architecture and design in the discussion about aging.

Changes that come with Aging.

Our capabilities change as we get older. Some of these are changes in general mobility and dexterity, vision, changes in memory and reduced hearing.  A purpose-built design can integrate the changes in a subtle way to create a home that supports changing needs.

These changes will happen in some form all of us as we age and can be addressed through the design of your home. I am a firm believer in the positive contribution that good design has on day-to-day life. Your home environment has a huge impact on your mood and how you operate. As your needs change, it will also affect how you can maintain or improve your quality of life.

Below are a few examples of how these changes can be addressed:

Keep things flat.

Minimise or remove any steps in the design to help general mobility and feeling steady on your feet. If they are necessary, ensure that the front edge of the step is clearly visible and there are handrails for support.

Highlight surface changes.

Use contrasting colours to show any change in floor surface. Different surface types have different grip levels underfoot. Knowing where there is a change in surface allows you to steady yourself as you walk across it.

Give yourself space.

When planning your space, include wide doorways so a walking frame can easily fit through. A clear zone on either side of a door allows you to stand still with a walking frame or walking stick while opening and closing the door.

Make sure you also allow plenty of space around beds, dressers, and wardrobes.  These areas may need to accommodate assistive devices like walking frames.

Grab rails.

Install grab rails in bathrooms to reduce the risk of slipping. If you don’t need them just yet, having the structure in the walls ahead of time makes installation down the track easy. Installing a towel rail that can support your weight is a great place to start.  It may be the first thing you reach for if you become unsteady.

Get strategic with your lighting.

Correct lighting levels are critical to a safe home environment. To reduce the probability of tripping, plan your lighting so you don’t ever have to walk through a dark room. This is as simple as installing two- or three-way switches in any room with multiple doorways and light switches next to the bed.

Avoid Reaching.

This goes for reaching up and down.  Avoid high cupboards or shelving that require reaching above your head to get things down.  Lift power points 45cm-60cm from the floor to minimise how far you bend down to use them.  Appliances like dishwashers and ovens can be placed higher than the usual below bench location and washing machines can be placed securely on plinths, all of which minimise having to carry or lift items while bending down.

These points just a few areas to think about when planning a home. There are many more ways to customise your home and a lot more detail involved in designing assist independent living. But I do hope that this brief introduction has been helpful to you or someone you know.

Celebrating the Charm and Challenges of Heritage Homes

You know the saying:

“They don’t build them like they used to!”

This is true, but to be honest, I’m not mad about it.

I love the many and varied old houses that make up our streetscapes.  We have had the privilege of working with clients around Melbourne and rural Victoria on homes from many different decades.  These homes often have beautiful proportions and a depth of texture and detail that comes through years of life and occupation.  Every project is a chance to preserve a part of this history and breathe new life into a building, re-imagining it as the perfect home for a new family.

Updated Building Standards

Renovating and building your heritage home is an incredibly rewarding experience, but it’s important to understand the challenges that come with it.  One hurdle that is often overlooked is the hidden condition of existing buildings.

Did you know that the first centrally controlled Victorian building regulations were only established in 1940, and a nationally consistent building code was not released until 1988!?

Along with periods of labour shortages and limited material supply, it is no wonder that once we start to work on old building, we often find some rather questionable construction techniques.

Navigating the Unknown: Uncovering the True Condition

This is where working with a designer or Architect with experienced in heritage projects becomes invaluable.

We make it a priority to identify as many potential construction issues as possible before work begins on-site.  During our initial investigations, we look for signs of what needs repair or upgrade.  Cracks in the wall or ceiling, uneven floors, old wiring or plumbing and rotten timber elements are common indicators of building elements that require attention.

Preparing for Surprises: Planning with Care

Even with thorough investigation there will almost certainly be some surprises that are only revealed after construction.    Throughout our design process we discuss a budget contingency and any areas of unknown scope with clients to cover unexpected site conditions.

Often these elements are uncovered in the early stages of a project. If you are starting without this in mind, uncovering unwelcome, unknown conditions can be a disheartening way to start.  It may feel like changes and extra costs are coming thick and fast as the demolition stage reveals the true condition of the building.

Expertise That Guides You Through

If you feel like this all sounds overwhelming and alarming, remember that this early work is not indicative of the full construction process.  Having the knowledge and experience to navigate heritage restrictions, building codes and design best practices ensures that we will provide you with the best solutions and advice to resolve any complications.

With a respect for both tradition and innovation, the renovation and extension of a heritage home in Melbourne can create a space that beautifully blends historical charm with contemporary living. It’s a process that requires care, patience, and expertise, but the end result is a home that carries its past into the future with grace and style.

If you would like to know more about the planning process of working with a heritage home, you might like this article.

If you are interested in renovating and building your heritage home, we would love to hear from you.

Renovating a heritage home is an amazing opportunity to bring an old building back to life, turning it into a wonderful new home.

These houses are rich in character, providing a stunning starting point for renovation. However, the same heritage details that make them so special can also present unique challenges.  Planning for your heritage project does come with its own set of considerations and planning requirements.

Know what you are working with:

There are a wide range of heritage styles across Victoria each one, an important part of our built history.

In Victoria, Victorian Planning Zones and Overlays govern how land and buildings are used and developed.  These provide protection and guidance to ensure that the unique features, history, and natural environment of specific areas are respected.

The Heritage Overlay is designed to protect buildings and places that hold historical, cultural, or architectural significance. If your property falls under a Heritage Overlay, any proposed changes will need to respect the historical integrity of the building.  The overlay and any specific heritage schedules will guide how your design balances the preservation of original features with modern design interventions.

The impact on your design process:

An architect experienced in heritage projects will have an understanding of the restrictions in place by the Heritage Overlay.  This will ensure that from the outset your project works to a realistic and respectful design scheme.

Heritage renovations require additional time allocated to the planning application and approval process.  This will require a comprehensive response to the planning restrictions.  Your application will need to clearly demonstrate how the renovation will respect the home’s original features.  In some cases, after the application has been lodged, the council may request changes to your plans to ensure compliance with heritage requirements.

To help ease the process, consider arranging a pre-application meeting with a planning officer.  This allows you to receive feedback and identify potential issues with the application prior to submission.

Working within heritage guidelines:

Heritage projects will include an element of preservation and restoration.  Features such as ornate plasterwork, period fireplaces, windows, or rooflines may need to be preserved or restored authentically.  These often require specific materials and specialised contractors to match the original construction as closely as possible.

Identifying heritage elements that are to be retained early in the process, allows them to be thoughtfully incorporated into the design.  Incorporating modern amenities, construction standards and updating building performance without compromising the historic character of a building, is a challenge we greatly enjoy.  This process, though detailed, gives a new life to a home with history and character.

Where to start:

At Maike Design, we love creating comfortable, functional and beautiful new homes from a heritage foundation.  With a deep appreciation for architectural history and a thoughtful approach to your individual goals, we understand the unique challenges and opportunities that come with renovating a heritage home.  We work closely with all our clients to ensure that they can confidently work through the design and approval process.  Once you have all your plans in place, here’s what to expect once construction starts.

If you would like to chat about planning your heritage project, we would love to hear from you.

Budget and construction pricing are often two of the biggest concerns people have when starting a building project.  This has been heightened by a lot of news about the rapid escalation of material and labour costs in the building industry.

How do you price your project?

There are a couple of different ways to price a project for construction. The most common methods used for a residential project are a competitive tender or a negotiated offer.

Competitive Tender:

Generally, a competitive tender will include pricing from three or four Builders. They are each issued a full set of documentation and have a window of time to price the project.  This does depend on the size and complexity of the project, but a tender period is usually around four weeks. To help ensure pricing is accurate, during the tender period your Architect or Designer will assist the builders.  They will answer queries, issue additional information, and organise for the builders to visit the site.

At the end of the tender period, your Architect or Designer will present you with each of the tenders.  They will discuss each option with you and give their assessment of the pricing.  But it is your decision who you will engage.

If all the pricing comes in high, you can discuss the project further with your preferred builder.  This is an opportunity to discuss buildability, scope reduction and other potential savings so that everyone is satisfied with the scope and budget before signing contracts.

At the core of the tender process is a spirit of fairness. All the tenderers should have access to the same information and be assessed equally.  The other tenderers should be informed if you or your designer has worked with one of the builders before, or if one of the builders has prior knowledge of the project.

A tender should never be used as a ‘test price’ process or a way to check on the pricing of a preferred builder. The builders involved in a tender invest a substantial amount of time pricing your project.  It is not fair to expect this to be done if you know ahead of time that you have no intention of going ahead with them. If you want to check construction costs at any stage of the project, you should engage a Quantity Surveyor to provide a detailed pricing.

If you are thinking of going through a tender process we highly recommend having the project priced by a qualified Quantity Surveyor at least once in the early stages.  This ensures that the scope and design are on track and you go to tender with a reasonable sense of what the construction price will be.

Negotiated Offer:

A negotiated offer is the process of negotiating the price with a preferred builder rather than calling for tenders. It is a more open, collaborative relationship and saves the time spent completing the tender process. The builder can be brought onto the project earlier to offer opinion on buildability and pricing.  A builder with a better understanding of the project can provide a more thorough pricing. Knowing about the project early also helps your Architect or Designer to manage the design timeline alongside the builder’s availability to start on site.

A Negotiated Offer is done in good faith that the project will go ahead with the preferred builder.  Unlike a tender, it is not a competitive process. It requires a higher level of trust and an established positive relationship with the builder to ensure the project is priced fairly. Again, you should engage a Quantity Surveyor at any stage of the project if you would like a second opinion.

Case Study:

We successfully used the process of a Negotiated Offer to price our Meow House. We had been referred to our Meow House client by one of our other very happy clients from a previous project. During our early discussions, our client decided that they would also like to bring on the builder from this previous project. We knew that we worked well with this builder, his work was of a high standard. He had been fair and transparent in his pricing in the past, so we were happy to work through a negotiated offer process with him.

The Meow House house included fully gutting and renovating an existing 1960s brick house. The footprint of the house was large but very poorly planned, as a warren of small rooms. Our new design sat within the existing footprint, without an extension.  This meant the careful treatment of the old building was critical to the success of the project.

Once the Sketch Design phase was completed, we had the outline of the design and scope of the project.  We organised a walk-through with the builder to discuss the design and the extent of repairs required.  The builder was able to review buildability and give an indicative price for repair work – giving us a baseline for our budget. Having this baseline cost showed us how much of the budget would need to be allocated to  non-negotiable  items. This wasn’t a matter of expensive finishes or design details.  This was work that the building required to bring it up to a suitable standard.

We continued to check in with the builder as the design and detailing developed.  We worked with them to price some stand-alone elements, like the joinery, ahead of the main pricing. This helped us to keep tabs on pricing and give our client a sense of where the construction price was going to end up.

There is a place for both types of pricing and we hope being aware of your options will allow you to choose the best way to proceed for your project.

We love hearing about your projects no matter what stage you’re at.

If you’ve just started out thinking about your new home have a look at our free 4-week guide – How to: Defining Your Design Brief.