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ambo,do a search on “stables”.there was a considerable discussion on agistment that may hold something of use,and also a couple of other hits.
Tools
Yep,take architects out of the mix.
Tools
I wonder if it is something to do with the area at themoment.Although it is quite a respectable area,I occassionally do some maintanence on a block of flats just near the corner of HAwthorn and Glenhuntly roads.It is a block of eight,all owned by the one person.When I was there a month ago,there were 4 vacant,2 of which had been empty for 2 years.Admittedly the place is in need of a little TLC,unlike your place.And another tenant toldme he was moving out too,so that is 5 out of 8 empty.
Tools
My concern would be what happens in five years time.Being a specialised type of property,your market is limited.All is well and good if the tenant wants to stay on,but if they don’t and you can’t find another operator then what do you do? The property won’t be worth as much for resale without a tenant,and the costs for redevelopment of the site could be huge.
Tools
I neglected to mention about colours in acrylic render.Although the colour in the render is throughout the product,if you scratch it you will leave a white mark.Darker colours will show scratches more easily,but you can easily paint over the whole wall to cover it up.Patching acrylic render is never successful.
Tools
There are two types of render that you can consider.
The first is cement render.This is the traditional mix of sand,cement and lime.It is mixed in a cement mixer,trowelled on to the wall and then screeded with a straight edge to get a flat wall.It is applied around 8 – 10 mm thick.Oxide of various colours can be put in to the mix,but this is not usually done as it is very difficult to get an even colour.Internally,this render would be covered with a set coat,which is the white hard plaster found on brick walls or on old lathe and plaster on timber walls.
The second type of render which is by far the most popular is acrylic render.If you had a bare brick wall,you would apply a coat of what is called in the trade “coco pops”,as it contains small granules of polystyrene.This fills in the joints,and any holes,and sticks like the proverbial to a shovel.It is only applied about 2 mm thick.If you were rendering a timber wall that you had sheeted with blue board,you would first apply a coat of “patch up” over all the joins.The top comes in a bucket (usually,but is available in dry powder) and is ready mixed from the factory in the required colour.You can choose any colour that can be mixed as a paint for your render colour.Suppliers include Unitex, marbletex, crystaltex etc. It is applied by trowel around 2 mm thick,and is finished off with a polystyrene or plastic float.Darker colours will be more difficult for an amateur to saticfactorily apply.The final finish is determined by the type of render purchased.It starts from a sand finish and goes up to a coarse 2mm.Another product has small bits of marble in it that leave scratch marks in the surface as it is trowelled.There are other finishes available as well from the various manufacturers.A 15 litre drum of the finish coat costs around $45-50.Top coats of acrylic render must be applied to a complete wall in the one hit.You can’t stop and start or you will get unsightly joins.You must go from corner to corner,or to a suitable break such as a door or window.You would need a friend to assist with acrylic render….one to apply and the other to finish.
There are also roller applied textures,but these are applied relatively thinly,and will not fill gaps,holes or brick joins.
Tools
The Residex Property Explorer report may have past sales data.Below is a list of what it includes.It cost $65 if past sales are available,or $55 if not.I am not sure if you can find out if the data is available before you purchase.
Tools
For your choice of property, gives:
* sales history (if available)
* nearby sales for last 24 months
* value estimates based on both sales history and nearby sales
* medians, historic growth and predictions for the postcode, as per the postcode explorerHustla,how do you intend to find out this info?
JKM is correct.The agent should be charging you 19.20 plus 1.92 GST for his services.If this was a commercial property and you were registered for GST,it is still not up to the agent to deduct that from the rent.All he would be deducting would be his 21.12 and any other charges,and any GST you were liable for would need to be remitted by you with your BAS.
Hi Michael,I understand the theory,but investors require the information to make informed decisions as well.I just don’t see how REAs are above it all.
ToolsThis post is 12 months old…could explain why noone is reading and responding!
In the Herald Sun on a Sunday they pick a property that is for sale,and list all the prices it has been sold at for the past 20 or 30 years.I assume thy must get this information from a real estate agent.But if this information is covered by privacy laws,what is the difference between a RE and an investor accessing it?
Tools
I think that they are only a problem when it comes to disposing of them.
ToolsMove over Milly,this is my territory.Here’s an example.I am a trade qualified carpenter,commercial construction site foreman,and have no trouble completing othe rpeople’s projects valued at millions of dollars on time and budget.But at home it is a different story.Decide to replace my front fence in 1989,so did the posts and rails.Pickets went on in 2002,aftyer having to replace one of the posts.Still no gates though.I have them,but haven’t got aroung to hanging them.Can anyone beat that??
Tools
what is your connection with this company?
JKM is correct in that if a business has a turnover under 50,000 then gst registration is optional.I assume this is the same for properties.But it also means that you can not claim the gst that you have paid for repairs,agents commission etc.
The agent acting on your behalf will charge your tenant gst on the rent.The agent is also a business,so he must charge gst to you for his services.The balance is sent to you (taking in to account any other adjustments) and you must remit the gst you have collected with a regular business activity statement.
Tools
If you mean best returns,then try Residex….they have these reports for sale.
Tools
If it is a commercial property and the rent is 150,your pm will charge the tenant 150 plus 15 gst,take out his fee,plus gst,and send you the balance.You are then responsible for sending GST collected to the ATO
Tools
TMA means that you could have a good and unblemished credit rating,but that won’t be enough to increase the LVR for a commercial property.
Toolsgreat posts guys…but what is “buku depreciation”?
Tools
