Browse Forums Renovation + Home Improvement 1 Jul 14, 2011 9:45 am Hi, I'm hoping to get few expert advice or helpful ideas. I'm thinking of doing a bit of modification (shown in red) to increase the rent or value of this 40 year old house. I did the drawing so the dimensions could be little bit out. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Basically the Bed 3 & 4 and the sun room are too small. Also the walk path to the meals area from Bed 1 & 2 is unnecessary. This is what I thought I could do to increase the Bed3: 1. Block out the walk path and convert that to storage/wardrobe. Other side becomes a storeroom for items such as vacuum cleaner. 2. Add more space by closing the Bed4 door and removing Bed3 door. Old door connecting the walk path & meals will become the door for Bed3. To increase the Bed 4: 1. Open the wall between Bed4 & sun room. 2. Old door connecting the sun room & meals becomes the door for Bed 4. I was going to and a power room at the bottom left corner so that Bed4 & Bed3 will be like a good master + nursery (with connecting door). However the cost of adding toilet, bath & a vanity may not justify the returns. What do you think of this modification? Can you think of any other ideas? How much do you this will cost? By the way, I'm not handy at all. I need to pay someone else to do all the work. Thanks, devank Re: Small reno – is this worth it? 2Jul 14, 2011 2:55 pm so bed 3 and 4 have to go via the lounge naked to use the loo at 3 am? Re: Small reno – is this worth it? 3Jul 14, 2011 10:26 pm Valid point. I was thinking about adding a power room for Bed 4 in that left bottom corner. However, I'm not sure if it is going to be worth doing it or not. If I do that then this will be a 4 bed room house with 3 showers and 3 toilets. Is it an over kill? Re: Small reno – is this worth it? 4Jul 15, 2011 7:33 am there are some really clever people on here re design, so once they jump onto this thread, you will be sweet. But for now I have had a play and I have added MORE storage, (you can never have enough) shortened bed 4's wardrobe to give you a coat cupboard but also knocked that corner wall a bit as too tight before. I have added storage in tv room, for games, sports stuff etc given you a computer cupboard but you could have more storage or a play station cupboard, changed the front door, extended the balcony, made bed 4 bed 1 now, with his and her wardrobes, the powder room looks too small to get into??? I think 2 loos and showers is vital in a 4 bed home, so try and keep it..just might have to make it en ensuite and bed 2 could be bed one then? put a wall up in meals area and made the 'entrance' the dining room..as it is really just a large hall for people to come and go etc, but better than having a couch there. a table can be pushed next to the wall and out the way till you need to use it I think it will be worth doing a reno cos at the mo the house is just too bitty but as you dont need new bathrooms and kitchens, just move some walls and add some it shouldnt be that much??!! ha ha Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Small reno – is this worth it? 5Jul 15, 2011 7:37 am oops, bed 3 has a wardrobe but with sliding doors, as it will save space. it is a small room but should still be ok for a double (not queen ) bed and so therefore you have 4 good size double bedrooms, 2 bathrooms, and 2 living rooms, and an eat in kitchen/ meals area with french doors onto deck/ balcony/verandah . You could have 2 sets, not just one like I have drawn perfect you also re use the front door and re use the bricks...so that shouldnt cost too much to swap around and gives you a better use of space and no wasted hallway Re: Small reno – is this worth it? 6Jul 15, 2011 12:30 pm I really appreciate the time you spent on it. They are excellent ideas. This house is rented out now. So I want to spend minimum for a maximum impact. Here is take 2. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Modifications to Bed 3 & Bed 4 (original naming) are exactly same as your idea. Modification to the front door is same except I thought I will replace one of the window with the door. I have given your computer space to Bed 1 and made use of existing door as it's own door. Took on your ensuite idea. Combined the power to Bed 2. Yes the existing power room was very tiny. Created a path way for the main bath through the existing storage door. Which makes it closer to other rooms as well. I don’t want to touch the balcony. I made a slight mistake in my first version. The external wall takes a bit of L shape rather than a straight wall. Also it is a nice area with a garden which you can enjoy while walking up through the stair case. OFF topic: There is a picture of it at http://forum.homeone.com.au/viewtopic.php?f=19&t=22104 TV Room : There are plenty of storage room just behind the area (in wash area). Also leaving it empty can enable the renter to do what ever they want in that area. Again thanks very much Kiwi. Do you have any rough idea of the cost range? Re: Small reno – is this worth it? 7Jul 15, 2011 2:37 pm great job buddy! (and you are welcome..love doing this stuff)
I have got rid of your crosses, and you know me...added a bit! yes , use the window space for a front door, great idea. I have also added another store in hall, and in bed 1....ha ha. storage queen an ensuite I think is the best use of that space, and saves moving/ adding any bathrooms I have NO IDEA how much $$ as I am in nz, but I would say, as it is just walls....$800 a sq met? I have no idea though..the demolishing will be a skip and the re building will be some 4 x 2, some gyb and some plastering and painting. you can re use the doors. I would paint the whole house though once done..and that might be $3000? inside then it will look fresh and like a new house, even if the skirtings are old etc new paint is a magic wand here is my plan Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ wheres my plan!?? have re done it... Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Small reno – is this worth it? 8Jul 15, 2011 3:39 pm ps you want all bedrooms to come off the hall if poss....so moved door to bed 1. off the lounge is a NOOOOOOO and cavity/ sliding doors from lounge to hall so it can be closed off or opened up that store can be a computer desk, a dressing table etc, doesnt have to be a wardobe thing. if you move the door like I have, you get all that area on the left in bed 1...whoaoao Re: Small reno – is this worth it? 9Jul 19, 2011 8:17 am have you had any more thoughts on the layout? come up with anymore ideas? Re: Small reno – is this worth it? 10Jul 19, 2011 12:20 pm I talked to a renovation guy. He basically told me to not to touch any external walls and avoid creating big openings to avoid any need for a beam. Otherwise the cost would go up through the roof. Bed 4's left wall could be an external wall. Removing the whole top wall of Bed 4 also could introduce problems to the whole structure. Section (outside wall) of Bed1 also brick. So that's where I'm at now Re: Small reno – is this worth it? 11Jul 19, 2011 3:37 pm ooow, shame. can it be done in a way that would work (ie 4 beds) and not touch any outside walls? Re: Small reno – is this worth it? 12Jul 20, 2011 2:09 pm Basically, it all comes down to the rental return. For example, if I spend 10K then the modification should increase the rent by $10 per week! Currently rented for $450.00. Here is a compromised version. Here is take 2. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Bed 1: I know you said “nooo” to the door opening to the lounge but I want to minimise any destruction or construction. I could add a door instead of a new wall (bottom left of Bed 1) but it will cost about $1000.00 extra and also will have to lose that storage space. Currently the entry door is in really bad shape. I think the first impression counts a lot. That is why I’m happy to relocate and replace with double door. Re: Small reno – is this worth it? 13Jul 20, 2011 3:09 pm yeah, it is trying to make the best use of the space for the least amount of $$$, you are right... a door off the lounge is fine (our bedroom is off the dining / family room!) but if you can change it to be off a hall, it is best too. $450 a week is good for not spending any money on it at the mo. (is it?) I like the double doors into the lounge, esp as a rental. if it was your dream home, then you want a front door and hall etc, but it isnt so a good use of space Re: Small reno – is this worth it? 14Jul 22, 2011 10:29 am kiwi $450 a week is good for not spending any money on it at the mo. (is it?) House is valued at 600K. So it is not a great return. However, the median price for this suburb is about 430K. So not many people are going to pay any more rent. In fairness nobody gave a crap about the ACCC and the gag clauses continued in the pro forma templates of a few other builders after the ACCC took on Wisdom, and more… 19 73463 Hi I am wanting some opinions about the build of a steel shed I am going to get one about 4.5 x 2.5 m steel shed and the height will be about 2.3-2.4m high The one I am… 0 14442 Hi everyone. I am a single mother with little daughter, living in a small tourist town in WA Australia. I am thinking to install security screens to all the doors and… 0 23631 |