Housing prices are high, the cost of living is rising and many Australian families simply can’t afford to get into the housing market. In fact some analysts predict that entire generations of Australian families will never be able to afford to buy their own homes.

So what happens when you can’t buy your own home?

Simple, you rent one from someone else.

But if more and more people are renting and fewer people are building their own homes, upward pressure is placed on rental prices. And even allowing for wealthy investors building more and more rental properties, our population is growing at a rate that rental accommodation is struggling to keep up with; this why more and more young adults are still living with their parents as they struggle to afford to move out on their own.

And it’s because of these and other factors that we are now hearing the terms ‘Housing Affordability Crisis’ and ‘Rental Crisis’ more frequently.

But it’s not all doom and gloom and in fact, it’s these very factors that open up a tremendous opportunity for YOU.

Let me explain what that opportunity is …

It’s called Dual Living and it’s taking the concept of the ‘Granny Flat’ to a whole new level. Essentially it is designing a purpose built new dual living home or taking an existing home and turning it into two separate homes, each with its own entrance and facilities like laundry, kitchens, toilets, bedrooms, living and outdoor areas etc. But unlike a granny flat, you’re not building a separate structure; you’re simply building a purpose built new home or renovating an existing one. Think about the savings that this concept offers in terms of construction costs as well as permits and approvals.

Now obviously the Dual Living concept doesn’t suit every property equally. If you have a small block then chances are it’s not going to work for you. But if your block is suitable, and you want to create a whole new income stream, then you simply can’t afford to not explore this possibility.

So let’s take a look at some of the major benefits …

Helps with mortgage payments: If you’re looking to build a new home or investment property, or currently paying off an existing home and you’re worried about the rising cost of living, this strategy is a guaranteed winner. For just a little bit more in your building or renovation budget you can now introduce a rental income stream that can help you pay off your home much faster and with less stress.

Helps fund retirement: A lot of people lost money in the recent Global Financial Crisis. Recent retirees and those approaching retirement age are now left with a lot less than they had before. But by renovating to create a Dual Living environment they can now fund their retirement from their ongoing rental income. And the fact that many retirees need less space once their family have grown up and moved on only makes this option more attractive. They can stay in their family home but dramatically reduce their workload in terms of upkeep on the property.

Helps gain some privacy: With so many young adults now staying at home for longer it’s also an attractive option for gaining some more privacy. Parents who want some time and space to themselves can get it by renovating for Dual Living. It also gives their children more privacy and can still bring in an income by charging some reasonable amount of rent.

Helps maximise your returns: Building or renovating a Dual Living rental property makes excellent commercial sense. Consider a house that may rent for $600 per week as a single occupancy home. Now compare that to a Dual Living property where the two rental areas now rent for $375 each per week. You’ve just increased your rental income by $150 per week!

Easily reversed: And perhaps the greatest benefit of all is that a Dual Living design can easily be turned back into a single living property, regardless of whether it’s a renovation or a brand new home. So if you’ve paid off your mortgage, or your children have finally moved out and you want to return to living by yourself, a simple renovation can return your property to a single living one, giving you the benefit of the extra space.

No matter how you look at it, Dual Living designs make a lot of sense. They can work for properties where granny flats are not an option; they bring in another stream of income that can help offset the rising costs of living as well as helping you pay off your mortgage. They are also a brilliant option for investment properties where more renters mean more dollars.

So if you’re concerned about the rising cost of living, or you simply want to create a new income stream and build your way to a property empire contact us today to explore the options of doing a Dual Living renovation on your existing home or creating a purpose built new Dual Living home that can easily be transformed back into a single living property in the future.

But this isn’t the case. In fact it’s possible to have an eco-friendly home and all the advantages that come with that – such as dramatically lower power bills for starters – without needing to compromise on comfort or lifestyle. Let me explain how …

Good for the environment, great for your lifestyle

By getting Dion Seminara Architecture to create your design it’s possible to build a home or renovation that perfectly suits your lifestyle needs whilst still being environmentally responsible. Thanks to my skill and experience as an architect I can achieve both goals.

A major lifestyle consideration is comfort levels inside the home. In other words, what is the temperature and climatic conditions like inside, compared to those outside.

This is one area of confusion that I would like to clear up. There is NO reason to not install air-conditioning or heating in your home if you choose to. However with a great home design you will seldom need them. Using eco-housing design principles I can create a home for you that is naturally warmer in winter and naturally cooler in summer without the need for electronic heating or cooling. And by using the correct level of insulation on those days where you might need to turn something on, you won’t need to run it for long to keep your home comfortable. So you save on power bills, whilst helping the environment.

Eco-comfort?

So it’s easy to see that you don’t need to compromise on comfort or lifestyle when building an eco-friendly home, but did you know that eco-housing principles can actually enhance the liveability of your home?

Let me give you a few examples …

Let’s look at water conservation. In the typical Australian home when you turn on the hot water tap you need to wait for the hot water to come through. If it’s a cold morning and you’re in a hurry to get out the door this can be a real hassle. If you’re not inclined to waste that water you might have the plug in and then scoop the cold water out later to use for watering plants etc. but this can also be a hassle, particularly if you’re running late. So often people end up washing their hands and face in cold water and running out the door shivering.

But eco-friendly is in part about water conservation. A new home or renovation that adheres to eco-housing principles will most likely have a hot water circulation pump installed. These small pumps are highly energy efficient using little power as they circulate hot water through your pipes. The result is instant hot water the moment you turn on the tap! Not only do you save water, you now have greater comfort levels by being able to wash your hands and face with warm water instead of cold.

But it’s not just water conservation. Saving money on electricity by not needing to run air-conditioners or heaters is great for your hip pocket, but what about your health? I don’t know about you but I always feel healthier when I am in the fresh air and would much prefer a cool breeze to refrigerated air. Similarly whilst electric and gas heating can warm me, I feel more vibrant and alive when being warmed by the sun’s rays coming through the window on a winter’s day.

So as you can see eco-housing principles do not need to come at the cost of comfort or lifestyle, they can in fact improve the liveability of your home whilst helping the planet we live on.

If you would like to enjoy the financial, lifestyle and health benefits of eco-housing contact us today and let Dion Seminara Architecture create a lifestyle enhancing eco-design for your home.

Should I stay or should I go – apart from being the title of the well known 1982 song by The Clash – is a common question asked by many home owners.

Stay and renovate or sell and look for something better? It’s a dilemma that can cause plenty of sleepless nights not to mention arguments and fights. But there is an easy way to come up with the right answer – or at the very least give you 90% of the right answer.

Let me explain how …

Whenever I am asked this question by clients I respond with three questions of my own, the answers to which typically help to make the decision for them.

Question 1: Do you love the position of your current home?

If you’re in love with your current location then obviously staying and renovating makes a lot of sense. However, if you are not completely in love with your present location buying elsewhere might be a better option.

Question 2: What changes does your current home need?

This question is actually more involved and can really only be answered by me after looking at your liveability goals. Sometimes your current home might only need a minor renovation or extension in which case you will not need to sell. But other times it might require anything from a large renovation up to a major rebuild. In cases like this the answer to question three is vitally important.

Question 3: Are these renovations possible and financially viable?

Firstly we need to look at whether or not the proposed changes to your home are allowable under local building regulations. Assuming they can we now need to consider the cost because even if your renovation looks on the surface like it’s straight forward,  depending on your block and what’s required it might actually be a very big job. Things like access for machinery or the ground on which your home is built can have a big impact on the cost of your project and needs to be considered when weighing up your stay or go options.

Conclusion

So as you can see, these three questions help clarify the decision. If you don’t love your current position or if you home needs an excessive or overly expensive renovation selling moving is the best option. However, if you love your present location and the size and cost of any required improvements are within your budget then why not stay? It makes a lot more sense. 

What if you decide to sell?

If you do decide to sell chances are you will still want to renovate any new property at some stage unless you are building a brand new home from scratch.

In this situation it pays to get advice on what will be involved in any renovations that may be required to your new home. Our Pre-Purchase Design Consultation is the perfect step to take before making your purchase. As part of this consultation I meet you at the property you are considering purchasing and give you my feedback on what is needed and the likely costs of any renovations. I explain any potential pitfalls or challenges with the property allowing you to make a truly informed decision before you buy.

So if you’re unsure as to whether you should renovate or sell and buy elsewhere why not give us a call and let us help you explore all your options. Alternatively if you have decided to sell and purchase elsewhere call us to arrange for a Pre-Purchase Design Consultation to ensure that your new property can achieve your liveability goals within your budget.

And because of this common belief the ‘sustainable building’ and ‘eco-housing’ industries have grown in size over the past couple of decades.

It is a large market and plenty of businesses in the building industry are keen to promote their so-called ‘green’ credentials. There are lots of builders, drafts people and building designers that claim to understand eco-housing design principles but do they really, or are they just saying that to get your business?

As an architect I have a very solid understanding of eco-housing design, not just theoretical, but in a practical sense as well. My own business – Dion Seminara Architecture – is carbon neutral thanks to our significant investment in solar power generation. So when I talk about sustainability I am actually walking my talk. I understand it and the benefit that eco-housing designs can offer.

Does it really make a difference?

Truly understanding eco-housing principles does make a massive difference when it comes to designing homes. For example when I am looking at a project I am looking for ways to minimise the impact of any excavation and construction work on the site itself, particularly the impact on any native plants and animals. A lot of other so-called ‘green’ companies do not.

When looking at the materials to be used during construction I always consider how appropriate those materials are for the local climate. Sustainable materials are always recommended to my clients. Timber is actually surprisingly environmentally friendly, but only some forms of timber can be considered so and the manner in which those timbers are harvested should also be considered.

Materials also play an important role in liveability and the cost of running the home. Some materials have natural insulation qualities that can lessen a buildings dependency on electricity consumption.

Water resources are a major consideration when designing a home. It wasn’t that long ago that Australia was in the grip of a significant drought and whilst we have recently had rains we will no doubt face long dry periods again and perhaps in the very near future. Therefore considerations to things like rainwater harvesting, grey water recycling, water conservation practices and fittings are important. It might come as a shock to some so-called ‘green’ building designers but there is a lot more to it than throwing up a rainwater tank.

Do they walk their talk?

So if building in a sustainable way is important to you. If having a home that is cost effective to run is important to you. And if looking after the planet for future generations is important to you then you need to think long and hard about who you get to design your home.

It’s really not enough to simply choose someone on the basis that they claim to practice eco-housing principles, because very few truly understand sustainable building let alone practice it. If they truly did understand it you would expect to see those principles incorporated into their own buildings and businesses, but so few do.

At Dion Seminara Architecture we not only understand it and practice it with our clients homes, we also practice it in our business and home lives as well.

So if you truly want your home to be eco-friendly and environmentally responsible then contact us today and let Dion Seminara Architecture create a sustainable home that perfectly suits your lifestyle needs.

For a while now I have noticed that many of my clients are in the mining industry. Managers, engineers, people at or near the top and those in the middle rungs I seem to have worked with a lot of mining people in recent years.

Of course in many ways this is not surprising given the mining boom that has been going on for more than a decade. However I have been wondering if there was more to it than that. Was there another reason why Dion Seminara Architecture and those in the mining industry seemed to work so well together?

Well recently this question was answered for me in a way that made perfect sense.

I was in a meeting with a new client who works for one of the big mining companies and during the course of the meeting I went through our 4 step ‘Concept to Creation’ process with him. He commented that this is similar to a process used in the mining industry, where they have a 4 part mining project management process which is:

Identification – Selection – Definition – Execution

It all then made sense to me why so many people in the mining field gravitate towards my process.

You see to get consistent great results on any project it helps to have a tried and proven system to follow. In the mining industry there is very big money at stake, so it stands to reason that you would want to be following a proven system when looking for new mining sites. Those that work in the mining industry would no doubt appreciate the same thinking being applied to the design of their homes.

Our 4 step ‘Concept to Creation’ process ensures the perfect outcome for any new home or renovation project. The similarities between our process and the one used in the mining industry are actually quite striking.
 
STEP 1:

The first step in the mining industry is Identification. My first step is our Architectural Advice Service, which can take the form of a Verbal Advice Consultation or a Lifestyle Advice Consultation. In many ways our first step could be called identification. We are identifying the true needs of our clients and identifying ways that we can achieve these goals on their existing property.

STEP 2:

The mining industry calls this Selection, whereas my next step is called Architect’s Design. But essentially we are selecting the best strategy to achieve our client’s lifestyle goals and then incorporating these into the design of their home.

STEP 3:

Definition in the mining game, Architectural Documentation in our business; but what our documentation does (among other things) is it defines the scope of the project. It defines what materials are to be used and the exact specifications of the project.

STEP 4:

Execution is the term used for the final step in the mining industry and whilst mine is Architectural Building Contract Management it is essentially execution of the project, where builders are sourced, tenders are negotiated and then contract administration can commence. It is the actual building part of the project so it is in effect the execution of the plans.

Not all architects have a 4 step process that they work to, so it’s understandable that those in the mining industry choose a firm that not only has a process in place, but one that actually sticks to the process to ensure the best outcome for their clients.

So if you’re in the mining industry and looking for an architect who will use the best systems to ensure the perfect outcome for your new home or renovation, then you’ve come to the right place – Dion Seminara Architecture.

And if you’re not in the mining game? Well I would recommend choosing the firm that the mining industry prefers – Dion Seminara Architecture.

Click HERE to contact Dion Seminara Architecture.

Have you ever gone out for dinner and ordered a dish that you occasionally make at home yourself, only to notice how much better it tastes when it’s prepared by an experienced chef?

You may have wondered why, when they are essentially using the same ingredients as you.

Well the reason is simple – it’s because the chef is so skilled and experienced, they no longer need the recipe. They simply take the ingredients and create something truly magnificent.

Great home design is a lot like great cooking. Sure the ingredients may look the same – walls, roof, doors, windows etc. – but it’s the skill in blending them all together that is the difference between good and great design.

So how do I consistently create great designs you may ask? Well firstly, I understand the basic recipe. In other words, I know the basics of great design inside and out. And from that base my experience and design ability allow me to go beyond the ‘recipe’.

For me great design starts with truly understanding what my client wants. I don’t mean the part where they say ‘We thought we could put the laundry here’; I mean finding out what their true lifestyle goals are.

You see, whilst it is very useful for clients to have an idea of what they want, seldom do they know the best way to achieve those goals. In fact, I recently had a client pay me the ultimate compliment when upon seeing the draft design she said: ‘It’s nothing like what I asked for, but more than I could have hoped for’. By getting my clients to tell me the lifestyle outcome they wanted to achieve, I was able to create the perfect design for their particular needs.

I effectively strip what my clients tell me back to the bare essence of ‘What is your preferred lifestyle?’ Once I understand exactly what my client’s desire, I then bring everything together in a way that meets their liveability goals.
 
My designs add real value to my client’s homes maximising their overall investment by utilising our beautiful climate to full effect; designs that are well proportioned, timeless creations that will serve my clients needs now and well into the future.

But whilst great sketch designs are a useful start, they are really only the beginning of a great design. The true benefit of our design services are only fully realised through our additional services such as detailed design and contract and/or construction documentation services.

Essentially, this is the part where we ensure that the ‘ingredients’ of a great design are mixed correctly; in the same way that a talented chef brings together the ingredients in such a way that they taste magnificent. It is these additional services that result in the perfect design for your home.

Let me be honest here, taking our initial sketch designs and giving them to a builder/draftsperson will result in the final design being ruined, in the same way that taking a chefs recipe and giving it to a less talented cook will result in an unpalatable dish. The very best results come from letting the very best people look after your entire design.

If you are investing money in renovating or having a new home designed don’t waste the end result falling for the trap of believing that your builder or tradesperson can do it cheaper. Let me bring all the ingredients together and create the ultimate lifestyle design for your home.

Contact me today and arrange for one of our unique Lifestyle Assessments. As one client recently commented – it’s the best investment you’ll ever make.

I am constantly surprised at how many people don’t want to tell me their exact budget when I first meet them. Many people will beat around the bush and give a rough budget range, whilst others will understate their true budget by a significant amount.

Now I understand that we are all programmed to not let on how much we can really afford. Many of us believe that if we tell someone our real budget they will find a way to increase their prices to ensure they take every last cent. But that’s not how it works with Dion Seminara Architecture.

What many people fail to realise is that my motivation is to get them the very best value for money, regardless of the size of their budget. But by not being completely honest with how much they can afford to spend, many clients are actually making it harder for me to save them money.

Let me give you an example that will help illustrate my point …

Imagine that you have been conservative with your budget when talking to me. You tell me what you want but you deliberately understate how much you can afford to invest. I then go away and create plans based on your lifestyle needs, but limited by what I believe to be your budget constraints. Your plans will of course be stunning, but they might not include EVERYTHING that you wanted, simply because it was my understanding that your budget did not allow for some additions.

But that’s ok, you can always get things upgraded and/or added in at the building stage right?

Well yes you can, but chances are you will pay a whole lot more for them. You see, at the quoting stage your builder is motivated to give you the best price to get your business. They will cut their margins back as much as they can afford to, just to get the work. This is the very best time to include everything you can, so this competitive quoting flows across all aspects of your project.

But if you wait until after the contract is signed and try to add something else in, or upgrading some materials or fittings to a higher quality outside the scope of the original building quote you are now dealing with a builder who is not motivated to give you the best price. They are now motivated to make the most profit they can. They will almost certainly charge you top dollar for these additions or upgrades, knowing that you are now pretty much locked into dealing with them.

However, clients who give me a clear understanding of the upper limit of their budget avoid these problems.

Understanding their true budget right from the beginning allows me to ensure that everything is included in the detailed documentation, which brings me to another important point …

Some people believe the sketch design is the extent of what I do, however it’s really just the start. It is in fact the services that I provide after the initial sketch design that really make a difference.

You see, without the full specs contained within our detailed documentation builders cannot accurately quote on your project. They cannot reasonably be expected to quote of a sketch design alone. However they will often say ‘It’s ok, we have a drafts person who can do the detailed documentation cheaper’. Of course this is completely ridiculous as the drafts person does not have the training or skill to complete the documentation in a way that realises the full potential of our design. And they are almost certainly not working with your best interests at heart if the builder is the one that referred them to you.

However our detailed documentation service does allow the design to reach its full potential. It spells everything out and ensures that when we get your 3 quotes, you are getting the very best, all inclusive price.

So if saving money and getting the very best outcome is your goal, then you need to be completely up front about your budget and invest in having us put together your detailed documentation. If you would like more information on how we can get you the best prices and the best results, contact us today.

Before I go any further I wish to extend my sympathy to those people who have been affected by these terrible floods, not only here in Brisbane but throughout the rest of Queensland and other parts of Australia. I have spoken to some of our clients who have been impacted by the devastating Queensland floods and I can only imagine how traumatic it is for those who have lost so much.

For those who have been affected, or who know somebody whose home was damaged during the floods I would like to make you aware of some points that you may not have considered or fully understood.

INSURANCE AND PROFESSIONAL FEES

Many people who have flood damage insurance are surprised to know that most insurance policies have an allowance for professional fees. In other words, if you have insurance cover, then chances are your insurance would pay for my fees (or any other architect or an engineer). It’s not surprising that most people don’t realise this, as insurance companies don’t tend to promote this fact.

I mention this because there are many benefits in having a professional assist you with your rebuild/repairs. If you do wish to engage a professional to assist you, I would strongly recommend looking over your insurance policy, or contacting your insurance company and asking if professional fees are indeed covered. Chances are they will be.

ASSESSMENT OF DAMAGE

If you haven’t done so already it would pay to have the damage assessed by a professional to ensure the structural integrity of the building has not been compromised in any way. We can arrange this for you if required.

SCOPE OF INCLUSIONS

The next step in your renovations/repairs is to set out the scope of the work that needs to be done and what inclusions are involved. Even if you are not altering the design of your original home, it is useful to have an architect assist you with putting this together, as we are independent; working for you, not the insurance company or builder.

Having us put together drawings and specifications ensure that the quotes you receive are accurate, with everything clearly laid out. You don’t want to find that the quote you accepted did not cover everything as costs can blow out and work will be delayed if this happens.

GETTING QUOTES

Once drawings, specifications and inclusions have been put together it is now time to arrange for some quotes. You should really aim to get at least three to ensure that you’re getting the best possible deal. If you choose to work with Dion Seminara Architecture we can organise to get these quotes for you. We will then go over them with you to ensure you understand the pros and cons of each one.

Currently there are a lot of builders struggling to find work, which makes this a great time to be getting quotes as builders are prepared to dramatically drop their prices just to get work coming in the door. So if you are getting repairs or renovation work done you can expect to get some pretty amazing deals at the moment.

SIGNING THE CONTRACT

Upon selecting the best quote you will now be required to sign a contract with the builder. If you have ever read my blog article on this subject then you will know where I stand on this issue. It’s important to have a professional look over it to ensure there are no hidden extras. We can look over your contract for you.

OVERSEEING THE REPAIRS

Finally it is important to keep an eye on the work that is being done. Often repairs and rebuilds after a flood tend to be done quickly with a lot of trade people all working together on the project. Having someone keep an eye on their progress and overall quality of work can help to avoid a disappointing outcome in the long run.

So if you, or someone that you know has been affected by the floods and needs help with the repair/rebuilding process, then please give us a call and let us help you through this difficult time.

Click HERE to contact Dion Seminara Architecture.

As a result of the recent floods in Brisbane, the Q100 levels have been increased with the aim of protecting homes that are to be substantially renovated or built as new homes in areas that may be prone to future flooding.

Of course this makes perfect sense. Given the number of homes that have been affected by these recent floods, and the devastating impact these flood waters have had on people’s business, homes and lives it is important to try and minimise any damage that might occur in future flooding events.

But whilst we would all agree that this is a good move, it will definitely impact on how we design homes and buildings in these potentially flood affected areas.

The Q100 levels will be raised by anywhere from 800mm to over 2 metres in some areas. This will dramatically change the way homes can be built in these suburbs and streets.

Recently a friend suggested to me that the change might be as simple as building the block up a bit; simply dumping more soil to raise the foundations of new homes. But unfortunately this does not work in practice, particularly when you’re talking a height of more than 2 metres.

Instead future designs in these areas will most likely need to incorporate a high set design, albeit a more modern version. But for this to be effective thought must also be given to maximum building heights. Councils can’t have it both ways. If your home needs to be higher off the ground and still achieve minimum head height inside, council will most likely need to relax the current maximum building height.

There are of course other ways in which flood waters might be countered in the future. Among these could be things like ‘wet areas’ beneath the home that area designed to be hosed out and can handle rising water; boundary fences could be built in such a way that they would act like a levy during a major flood event. There are many ways in which properties can be protected against future events by using clever design strategies within the Q100 framework.

And although some people are suggesting that the governments (state and federal) should look at buying back properties in these flood prone areas, the reality is Brisbane is a growing city and riverfront living is highly appealing. Land near the city centre itself is in short supply, so I don’t agree that these areas need to be brought back and closed from future development.

By planning wisely, there is no reason why these areas can’t be successfully built upon. We understand that these areas are prone to flooding from time to time. Rather than ban development we are better to plan and design to work around random flood events. By doing so we can allow development in these important areas, but in such a way that future heartbreaks are avoided.

If you live in a flood affected area, or would like more information on the new Q100 levels and how they might impact on your development contact Dion Seminara Architecture today.

“So do you draw pictures of houses all day!?” is a question that most architects are painfully familiar with. I say ‘painfully’ because this mental image of our profession means that many people who can really benefit from our services never consider appointing an architect because they are unaware of the benefits that having a professional on board can bring. So what are these benefits and how do I respond when someone asks if I draw pictures all day? One of the best answers that I can give is that as an architect I am a: Big picture, creative, problem solver.

• Applying insights into the latest styles and trends creatively within your specific context
• Thinking through ways in which your home can be energy efficient and sustainable
• Exploring cost effective avenues to achieve certain effects and results
• Thinking ‘outside the box’ in terms of the use of space and positioning
• Designing a home that reflects your unique personality, range of activities and needs

• Preventing budget blow-outs through the application of time tested techniques of economic and efficient design.
• Providing you with independent advice on costing
• Dealing effectively with stakeholders including local authorities, regulatory bodies and builders.
• Providing effective monitoring and quality control throughout the building project.