Nov 06, 2007 3:52 pm
Hi new around here, but have been reading the threads for a little while now. There is so much great information!!!
So my first lot of questions relate the work we are planning on our 'old' home. We first purchased the place as our ppr then we had to move away for work so we rented it out. Now we are coming 'home'. It needs some maintance and rather then work around tenants we have decided to move in and do it ourselves. We hope to save a few $'s and increase it's rent potential, so we can afford to buy on the Sunshine coast.
Ok so the home is 4 bedrooms, 1 bathroom, and we worked it out to be 79sqm. not including the rear deck. The laundry is under the house. No car accomodation. It's on a busy road. The block is 607sqm.
We have never had a problem getting tenants infact in the 5 yrs it was rented we never had any down time. So we don't plan to alter the layout of the home.
*flooring: depending on the condition of the floor boards we are hoping to remove all the carpet and lino, polish up the floor boards in the kitchen, lounge and small hallway. Leave the bathroom tiles as are. Replace the carpet in the bedrooms.
Do you think $6000 is a reasonable amount to allow for this $4000 for carpet and $2000 for sanding and polishing
(I'm just working on a 1/2 carpet 1/2 floorboard ratio atm).
(note we'll rip up the carpet but the rest will be done by qualified tradies.
*repaint 2 bedrooms, bathroom ceiling, lounge room and kitchen (the other two bedroom were repainted in the last 24mths). We are going to stick with the same colour.
any idea how much to allow for this, is $2000 reasonable? - note we are doing it ourselves
*repaint the exterior of the home...it's all timber. Thinking of keeping the same colour however the main colour of the home is light blue and I would love to change it, just don't know what to.
any idea how much to allow for this, is $5000 reasonable? May get someone into Sand it first, not sure yet.
*add car accomodation. Pending council rules, I want to errect a carport at the front of the property, it can then also act as a noise barrier for the traffic noise.
My husband wants a 2 bay shed down the back. (I'm against this as 1. we only plan to do enough to increase the rent potential, we won't be living there in the long term and 2. the tenants will still park on the front lawn cause that's easier than driving down the back yard to the shed. He has suggested fencing off the front yard to avoid this, but then we have to do some sort of easy maintance landscaping, or it's just going to be ugly. Yes carports in the front of the properties can also be classed as 'ugly' but I'm after other ppl's opinions here. Shed or carport?
For this we are allowing $5000, if we do the carport we won't be doing a concrete slab.
ok so that's all that 'has' to be done, so approx: $18,000 but these are just guesses.
We also want to:
* add a laundry shoot from the bathroom to the laundry (the bathroom is directly above the bathroom)
* enclose the downstairs laundry, replace the concrete sink for a new more modern one.
* add a downstairs toilet.
(my hubby is a plumber so we save on tradie costs there)
we estimate $3000
* replace the roof, which is fibro cement (contains asbestos) and just old and worn. I know the asbestos isn't a problem as is, however the overall condition of the roof needs an overhall.
So we have to get someone in to remove the old roof, but my hubby will be able to put on the new roof.
we estimate $10000
or do you think getting the roof coated would be ok, and any idea on the cost?
*I also want to replace the windows for more 'security' type windows. The current one's have no screens and to put just screens on creates an eyesore.
Do you think new windows are a good idea.
I'm estimating $8000
And our combined 'wants' are an extra $21,000
woah, so all up it's $39,000 only $14,000 more than we want to budget for, so obviously, something has to decrease in price or be left off all together.
In your opinion, what items are going to add the most value?
Are my estimates way out?
Is there anything we haven't included that we 'should' consider?
Here are a couple of pics of the 'old' girl so you can idea.
http://i6.photobucket.com/albums/y234/r ... ntyard.jpg
http://i6.photobucket.com/albums/y234/r ... e12.04.jpg
(there is a new front fence, side fence and atm there is NO front lawn at all)
Thanks for taking the time to read this, hope it makes some sense
our dream home in the hands of a nightmare builder
Cheers for your help
Re: Help with adding value ideas for our home2
Nov 08, 2007 9:50 pm
Hi razydog, I am not going to be of any use to you regarding the renos as I am totally clueless about that stuff myself - however I would suggest breaking up your post and putting it into appropriate topic areas - i.e. windows, roofing, flooring etc that way you may get a response for each item from those in the know.....anyway, good luck and welcome to the forum!
-Bought house in Melbourne inner burbs, knocked it down & now...we are owner builders! Completed OB project and moved in to our new home with our new baby in May 2009!
Re: Help with adding value ideas for our home3
Feb 24, 2010 7:16 am
hello, i am facing some of the same issues as yourself!
I would say one thing. in my experience anything made of timber rots and decays over time. In the mountains, it takes about 5 years to rot without treatment.
Constant repainting is a hassle
If there is any way of just selling it and buying a double brick place that is solid, with NO deck or a deck made of composite/steel then do so. You don't want timber anywhere!!
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