Yes it would look odd! If you need to replace doors, then maybe better to stick with painted finish. White trim will really freshen up the property. From memory the exterior was quite tired and dark. All the more reason to use white trims.

Sorry to confuse you. Will give you specific advice about your renovation colours etc when we chat over the phone and I can see your photos.

Perhaps get pricing on both options so I can get the full picture before making a recommendation to you.

Hi Emma,

Can you post a photo? Love to give you some help with this one!

Maybe take a photo of the exterior of the property too so I can get an overall impression?

Dulux, Grey Pebble Half is a great choice for an interior – have used this a number of times myself and it is a very clean, light, modern colour. It will look great with either white or Jarrah trim.

Regards,
Jane

Hi again Emma,

I meant internal blinds/window dressings.

No I wouldn't do anything else on the exterior. Sometimes feature louvres or a modern canopy/awning can work well to add interest. However, I don't think it's necessary on this property once the rest of what I've suggested has been done.

So pleased you are using my DIY Renovating System for this property. Make sure you update us all with your photos when you're finished!

Regards,

Hi mg,

The best piece of advice I can give you is to have a clear plan about what you are going to do to your property, before you do a thing!

If you can clearly articulate what you want, then you are well on your way to a successful reno. This way you can get accurate pricing up front. Then when it comes to the implementation, there is less likely to be confusion/overlaps/gaps in your reno – which is what causes cost over-runs.

I always recommend a project manager when my clients are renovating a property that is not local to them. If you have appointed your property manager yet, then perhaps see if they will co-ordinate the reno for you. This is an excellent option as they will already have reliable trades-people they can call on. You will pay a margin on top of the actual costs – and this will cover the running around the property manager is doing for you (just as you would pay a Project Manager).

I would always use a Project Manager over a Property Manager (if you have the choice). They will be more focussed on your reno and therefore have it finished quicker and with less complications.

You'll probably want to make at least 3-4 trips. First to go and make a plan about what you are going to do to the property (don't rely on anyone else or they may have you ripping the whole place apart and starting from scratch!) – and give it a clean up (as suggested previously). Secondly, to meet tradies to get quotes. 3rd visit to kick the project off and clarify specs with each trade. 4th + visit to monitor progress (visit as often as you can – and if you can't visit site yourself, make sure someone else is doing so on your behalf every few days).

Hope that helps mg.

Hi imaginery number,

Just a tip on the type of carpet you could select to help keep your costs down. From a specification point of view, a loop pile Solution Dyed Nylon carpet could be a good way to go. This is because it is hard wearing, less expensive than wool but still soft under foot – which is often lacking in other cheaper Polyester/Nylon type carpets.

I've seen some good options at Bunnings too. Also, a few weeks ago Carpet Choice had a product called 'Coventry' for $36/sqm installed. Thats a pretty good price – and was a nice carpet too (that coming from a fussy designer!).

A good quality vinyl could be the way to go – but I have some hesitation in advocating vinyl tiles because if they are not installed correctly, can lift over time (and get dirty in the joins). If you're going to be renting the property out eventually then I do recommend spending a bit extra on getting it right.

Spending a bit extra (maybe only another $1000 on the entire property) in the short term on a better quality flooring means it is more likely to last longer. I have seen some excellent 'timber-look' vinyls – but they only look decent when you buy a good quality one. Cheap timber-look vinyls look n-a-s-t-y!

Good luck with the reno.

Paul, Just a quick note re your bank valuation. I believe you may be able to request a full valuation from your bank given that you have made improvements to the interior. Certainly worth asking about (or demanding as the case may be!). If they will not do this, then perhaps see if you can pay the valuer yourself to go back and do a full valuation to then re-submit to the bank.

Good luck!

Some excellent answers here. Kev T is right – every property is different and every area is different.

Are you renovating to hold or sell? This is certainly something to consider when deciding what to do to the property. Spend more on the interior if you're holding to rent out and spend a good deal of time and effort on the exterior if you're selling. This is key!

Another thing to do is to set your budget first. Then allocate your funds according to what is most important. Kitchens and bathrooms are important, yes, but depending on the property you might be better with a 'trick up' rather than gutting the house and starting from scratch.

Look at spending $1 to make $3 or $4 if you can (easier said than done huh!). To give you an example, I recommended to a client that they just trick up their kitchen rather than replace it entirely (which is what she was originally going to do). She spent $2,000 + appliances and flooring and made quite a significant change to the kitchen. It's not a million dollar property – it's a $400k property, so this sort of reno was perfectly suitable… http://www.hotspaceconsultants.com/_webapp_449809/53_Wildley_Road

It's really important to not take a 'blanket view' of your property by doing what everyone else is doing (or what the taxi driver tells you). Well done on doing some research before jumping in boots and all! Talk to some agents and take advice from people who know your area and your type of property. Eventually you will come up with some repeated advice. When you get told something 3 times by people who know your area and your property – I'd say you're on the right track.

Good luck!

Hi everyone its Jane from Hotspace Consultants here (referred to in the above posts).

Yes I did ask some of my previous customers to hop on to this forum and give a testimonial for me – thought better than to big note myself… And I promise there was no bribery involved! They are real people and I'm pretty sure they'd be happy to provide a verbal testimonial.

I am fully booked at the moment anyway, but there is loads of free info on my website (eBooks, Blog etc.) so lots to get on with while you start the planning of your reno's (see below).

I wish you all well with your renovations.

Regards,

Hi Alex,

I have personally sold 2 properties over Christmas and have not really had any problem. I have to admit they settled early January though as opposed to late December. One of the reasons we had to settle in January was because the buyers solicitor was on holiday!! (just something to think about).

I would definitely have a back up plan since that time of year is pretty crazy and people are concentrating on their holidays, family etc. and not necessarily on moving house.

One thing to really make sure you do (at any time of the year) is create good VALUE for your buyer. There are lots of articles on my website if you are interested. In particular, I am a fan of renovating to meet the needs of your target market. See if you can find out who your likely buyer is going to be (young families, retirees, professional couples, families with teenagers etc.) by talking to local real estate agents. Then renovate your property to suit that target groups' particular needs and wants. You also might consider their average income (so you can work out what value of property they are likely to buy).

I know this is a little like 'crystal ball gazing' but you can work these things out to some degree. Better to have a bit of an idea about who your buyer is going to be than no idea at all!

I hope this helps.

Hi Mav,

It's a bit of a tricky one since so often open plan is the way to go and the typical size of a kitchen next to a typical sized dining room next to a typical lounge is more than you will actually need.

I do highly recommend getting a designer to look at this for you rather than trying to work it out for yourself. I find that when my clients attempt to reconfigure a layout themselves there is usually (always!) a better way – and a designer is trained to work through and refine the best layout design for your particular property.

If you are set on doing the layout yourself, jump onto Google for average area sizes (which will vary according to the overall property size, number of bedrooms, type of property and expectations of buyers/renters in your particular area).

Sorry not to offer you a one-size fits all answer. Good luck none-the-less!