Start with the building you have
Before deciding what to retain, inspect the roof, cladding, window junctions, wet areas, subfloor and signs of moisture or movement. Older alterations may have different construction details or undocumented changes. These are questions for an appropriate building inspection during preconstruction, not assumptions to make at a first design consultation.
Materials and coastal exposure
Properties closer to salt-laden air can place greater demands on exposed fixings, metal components, coatings and exterior joinery. Specify products appropriate to the site and their manufacturers’ exposure requirements. A sheltered property inland will not necessarily have the same requirements as an exposed beachfront site.
Drainage, waterproofing and transitions
Renovations often connect new work to old roofs, external walls, decks and wet areas. Check how water is collected, drained and kept out of the building. A visually attractive addition can still perform poorly if existing falls, flashing or water-management details are overlooked.
Access and staging
Narrow driveways, sloping blocks, established gardens and occupied holiday homes can affect deliveries, waste removal and construction sequencing. Clarify site access and whether the property will be occupied before fixing the scope.
Approvals are property-specific
Planning overlays, vegetation controls, bushfire considerations and building permit requirements depend on the actual address and work proposed. They should be checked during preconstruction with the appropriate designers, consultants and authorities rather than inferred from the suburb alone.