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July 25, 2010 - 11:24 am
Maybe this will work http://www.4shared.com/dir/1HmfT00k/sharing.html
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July 24, 2010 - 11:30 am
Anyone got a link to a good site to file share?
Brian
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July 24, 2010 - 11:11 am
Ok link does not work will have to set something up.
Brian
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July 24, 2010 - 11:10 am
Well things have progressed slowly and the place is now at least sheeted, new windows, half the roof replaced, rewired, new kitchen and I'm now onto the doors archs and skirting. I have installed two builtins and an extra linin cupboard in the laundry. The plave will have fans in lounge, and all bedrooms, air cons in lounger and main bedroom.
The tiler and plumber should be coming this week and I can then do some finishing touches and onto the painting. Sounds easy but still a few weeks work to go as this is part time and a one man band. Had looked at 3 months and will be close on target.
At this stage I'm $ 6100 under budget but this will be overshot due to replacing half the roof and opting to replace the louvers to sliding windows but on the positive side a couple of agents say this will make it better for people to rent and or sell.
I have had a couple of people approach me to rent the place but a bit early I said it would be $320 a week and they said that would be ok. But when ready to rent we will see I plan to get an agent to get a tennant and I am looking at managing.
Anyway not sure if this link will show the progress, if not will set one up for anyone interested, sory if the photos are a bit mixed up.
http://www.facebook.com/?sk=media#!/album.php?id=100000043505387&aid=24459
Brian

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July 24, 2010 - 10:43 am
To be honest if the tiles are on gyprock (hate that product in water areas) I would try and take the top row of tiles off and cut about 50 mm below the previous tile line and remove the sheets as a whole with the tiles on. Resheet and then tile. Easier and quicker. I assume its the nib wall you are wanting to remove should be nil water or power in that wall.
To take the floor up I start at the door and put a bar under the tiles and lift then hit with a sledge hammer and it cracks in easy removed blocks, just cut the wire and you then just remove little slabs of concrete and tile.
Brian
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June 9, 2010 - 6:50 am
Quick update,
To date I have only had about 14 active days on site (bugger) so where we are at is roof tiles hopefully to be installed this Friday, sheeting to be delivered Friday. I have decided to replace all the louvers with sliders and these have been ordered and set to be delivered in 7 – 10 days. Kitchen was ordered yesterday and set to be installed on the 24th / 6. Plans have been done and ready to be submitted to certifier for front deck and carport should be starting that in about 4 weeks (hopefully much earlier) pity about my other days job slowing me up.
I was given the all clear by an engineer for the fire damaged sections with no structual damage. My large termite mound in the front area also NO structual damage which I figured was the case when I inspected prior to buying.
This week a couple of cupboard walls and bath to be installed, replace the three damaged boards in the toilet. Complete all structual works ready for sheeting. Pick up and install insulation and start sheeting the place.

At this stage I'm happy where i am at with only 14 active days work been carried out.
Currently my budget is below estimates but this will change a little due to a couple of changes having to be made.
Thanks
Brian
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May 29, 2010 - 10:40 am
Update – the place has been ripped apart, all ceilings, the kitchen, laundry, bathroom, I have also removed a couple of walls as I figured it was easier and more cost effective to do this. Next week I can start to build the walls, install bath, and organise for the sheeting to be delivered for Friday. I have also had an engineer give the tick that all the fire area is sound and thus does not need replacing (which I knew, but had to get the tick). Sparkie has also run all the wires and I now have power to the place with a couple of power outlets installed in the metre box.
A rather large tree was also removed (well tree lopper did) a chinese elm about 50 odd feet high covering two houses and electrical wires for $880.00 this included stump removal, I felt that was a good price and the stump removal will happen later this week
This week
Stump to be removed, sheeting to be delivered, some roof tiles to be replaced, gutters and downpipes to be cleaned, measure and order windows to replace louvers.
At this stage I am below budget so that is pleasing. Anyway if I can work out how to post photos I will put some up.
Brian
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May 28, 2010 - 8:28 am
Will give an update ASAP how do I post photos on this site?
Brian
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May 17, 2010 - 7:06 am
I paid $190.000 and it is my intention to get the place sorted and up for rent for an end total of around $230000 – 235000. Current rents from a few agents in the area indicate $300 a week my son has a family wanting to rent it for $320 and the finish time works for them as well. But will see what happens when its ready.

Time frame I have given myself is 3 months. I feel I can sort it quicker than this "but" reno's being reno's there will always be something to fix before you move forward.
Of course I'm off to a bad start my work ute is out of commission for a couple of days damn it. So have taken wifes car which she is not real happy about, and of course i'm not real happy either turning up in a buzz box.
Brian


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May 16, 2010 - 11:45 am
Bugger it was active when I posted, as I checked first. The property is Woodridge Qld.
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April 20, 2010 - 12:49 pm
Adam Lancaster wrote:
Hi Brian, You may find that we will help you reduce your renovation costs. Regards Adam
I will be in contact with a list of gear.
Brian
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April 20, 2010 - 12:42 pm
sasha.hopkins wrote:
It's a good sized block. Why not try for Dual Occupancy?
Sasha,
Dual Occupancy never considered this as its only 607 in size and figured it way to small to even consider. I felt I needed around the 900 bracket to be in that race.
Brian
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April 20, 2010 - 12:39 pm
michaelr01 wrote:
Hi Brian,
Sounds really good ill be interested to see how it all progresses. I just had a couple of questions-
1. What was your reason for selecting buy, renovate and hold as opposed to say the buy, renovate and sell as the agent suggested?
2. How do you come up with a accurate renovation budget before your able to get in the property and measure up, get contractors on site to look… etc
Thank
Michael
Yes it sound good "BUT"
Q1. I sure I'm going to get a bagging here on my thought process BUT hindsight is a great tool as they say, I had two methods in mind in the lead up to this auction 1. if I got it at $160 – $180 thou I would reno and sell. If I got it $180 -$200 thou I would reno and hold. As I got it at $190 thou I am going to reno and hold.
Q2. I was able to enter and I did measure up the place and I am a qualified carpenter and registered builder as for accurate costs on my reno this is interesting as my origional costings came in around $52000 but on the day of the auction I looked at things with an open mind and found more cost efficient ways to do things and WHAT REALLY needed to be done opposed to what I felt would be nice to do. Basically I got the heart out of the way and put engaged my back pocket in to run the process. I cut my budget by heaps before I was the last person with his hand up.
I am happy with what I have done, if people know me they would know that is a big issue to commit to spending monies.
On a different matter my mind has been going ten to the dozon as issues that have come to the fore causing me some mild concerns, insurance to a property that has fire damage did not consider this until I tried to get it covered but alas I have sorted that out one for the books and learning curve.
Certifier wants a structual engineer to give a report on the fire damage I did not feel this was a concern as there is little damage to structual members with only 1ceiling joint and 1 rafter and ceiling battens needing replacing, but alas if I want to sell will need that or may cause some issues down the track.
As the place has had some minor fire damage to a bedroom the issue of SMOKE removal has also raised its head and I have organised a fire restorer to visit and give some advise in removal of the smoke smell. Bit hard to sell / tenant if the smell of smoke is hanging around.
You asked about a budget My first budget was in the area of 52000 but I feel I can get it under control in the 30 – 35 bracket however this Saturday will be the day I organise everything and covered in 2 areas
1. Must be done (no brainer)
2. Nice to do
In the end this is my first so a learning curve is in motion
Brian


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March 27, 2010 - 1:17 pm
I have to say I'm not that confident to bid on a place i have not seen, maybe went I learn a lot more. Its a personal thing for me I want to see what I can do with the place first hand and find any issues that may cause costs to blow out and it also allows me to drive around the neighbourhood and see whats about.
May not be an efficient method, and is time consuming but I feel better. I do agree and feel the only auctions I will attend will be in my area to get a feel of the market.
In fact I've decided on five areas and will be going to an area later this week and have advised the realestate I will be there for a day and what I am looking for. If I find what I want I'll put an offer in.
Every step is a learning curve.
Brian


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March 27, 2010 - 9:25 am
Interesting you say that Ryan, I have been thinking about the auction and that point myself. However it was worthwhile to see what the market was doing in that area as there where some 10 or so properties up the same night, a number being past in was also interesting.
I took it as a learning curve and have been calling agents in a number of areas i'm interested in and few places have cropped up so will be investigating ASAP. Now I just got to do some area searches to see what is happening or about to happen.
I'm only new to this so still learning and every step is a learning curve. I have money burning a hole and I need to control the emotion and make an informed business decision.
Brian
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March 24, 2010 - 9:18 pm
This is a bit off topic I was specking to a bloke at Redcliffe and he was quoted around $50.000 for inground rain water storage tank of 60000 litres. He got a pool guy around to quote all up with pump $15000, this with a top to take large trucks. So I cannot see why you cannot get a pool guy around for the tank and irrigation guy for the pumps who will work out the rain water flow and size of pumps and output. Yes you have soil to move but thats the pool guys problem, but I feel you would get out around the $10000 mark. I'd rather deal with the tank and pump than the neighbour,
Brian
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March 23, 2010 - 10:14 pm
Personnally I'm not one to leave a job half done, if its got holes and I'm guessing you means there are missing roof screws (bolts) which may let water in. What is the cost to replace the sheets?
You never know a building report indicating the roof situation to a buyer may spook some people and a sale may fall through depending on how the contract is worded, why give the buyer a barganing chip?
If I was inspecting the place and saw the roof after a major reno was carried out, I'd have to ask myself if the person has cut corners here where else have corners been cut that I cannot see.
As for adding value it may or may not get you a better price although it will stand up against the other places on the market, speak to your real estate agent.
Just my 2 cents worth
Brian
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March 21, 2010 - 12:30 am
Hi,
1. Usually the brick cladding product is put on over the weatherboards.
2. Asbestos the time this product was the rage I would say yes. BUT to know for sure it would need to be tested and this in QLD anyway, a sample is taken and is tested in a lab, last time I had it done was about $170.00 about 2 years ago.
3. Not sure what your rules are in VIC but a B class is required for removal as a minimum in Qld however there are set guidelines on how it is to be removed and disposed of.
Brian
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March 19, 2010 - 8:58 pm
I'm just new to this stuff but I thought it was standard to alter the clause of a building and pest inspection report to say something in the contract like "subject to being satisfactory to the purchaser " and same as finance suitable to purchaser.
I slowing learning about investing but I'm learning a lot quicker a few words can cause you some grief did the report indicate what is the drainage issue is ie broken pipe, drainage from neighbours place, and as for being a flood pron area which area are you talking about if you don't mind me asking.
Hopefully you can exit on finance, although if there is any (structural) cracks in the house from the drainage issue this may also be an option. How in-depth is the report?
Hope all works out for you.
Brian
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March 18, 2010 - 11:32 pm
Thanks for the comments, I will speak to the local PM and get thier opinion. Have not purchased the place as yet just doing sums for the reno if I get it.
Thanks
Brian