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  • Profile photo of wisepearlwisepearl
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    March 11, 2012 - 11:01 pm

    Hey jamie, yep I follow the pass go FB page and am always keen for extra promotion/shares! Thanks for the offer! :)

    Profile photo of wisepearlwisepearl
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    February 24, 2012 - 6:03 am

    Thanks again, good information.

    Profile photo of wisepearlwisepearl
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    February 24, 2012 - 5:31 am

    Hi Luke,

    Thanks for your comments, u bring up a good point.

    My thoughts on the building price per m is that it would be calculated per square m if floor, per storey. So rather than just $80 extra, wouldn’t the basement count for a whole extra storey so it would be 3 storeys plus basement x area per level?

    Cheers
    Emma

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    February 24, 2012 - 12:08 am

    I settled in January on an IP which had a 90 day settlement. I chose 90 days as the settlement period was going over Christmas/NY break and I was travelling overseas on my honeymoon. Figured why should I pay holding costs if no work would be getting done… In the contract I included a clause to allow unrestricted access for tradesmen to measure and quote and had the roof carpenter lined up to commence work day of settlement.

    The bank did query my 90 day settlement, they just wanted an explanation. I think at first they were concerned I wanted the extra time to save $, but once I told them it was to give me time to plan the renovation without holding costs, and the travel I had planned so wanted to settle in the new year they said it was fine. Lender was concerned initially about submitting the loan documents as she said they expire after 90 days, however once we did the structural report and some further negotiations, had a bit of time up our sleeves.

    Profile photo of wisepearlwisepearl
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    February 23, 2012 - 8:56 am

    Thanks for your comments paullie. Will definitely speak to a planner if the block gets thru my initial number crunching. Just trying to make sure I understand the possibilities or restrictions first.

    Cheers
    Emma

    Profile photo of wisepearlwisepearl
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    February 23, 2012 - 5:59 am

    thanks for the link! From the info on that site, copied below, I am thinking a build price of $2000-2200 + GST for above average quality in Perth should be a reasonable base for my analysis.

    If anyone with experience here could comment, confirm/deny that would be awesome :)

    Units

    3 level walk-up unit complex, concrete structure, ground floor parking

    $1,700 + GST per sqm medium finish

    $2,200 high finish

    3 level walk-up unit complex, concrete structure, basement parking

    $1780 med

    $2250 high

    Perth

    100 – 120% of above estimates

    Profile photo of wisepearlwisepearl
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    February 21, 2012 - 5:40 am

    Daniel have u tried the website serviceseeking.com? Or gum tree?

    Usually rates in Perth Vary from $22-30/sqm

    I used a guy from A1 something, based in willetton and was happy with his job and rate. Tell him Emma & Ely recommended him. Otherwise find cheap tradies using those other websites, just be sure to ask for references or if u can visit last job.

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    February 21, 2012 - 5:36 am

    I have found it very difficult for last 2 purchases to get permission to commence renos prior to settlement. However I have included a clause in contract to allow unrestricted access for trades to measure and quote. So although i couldn’t start work, I could use settlement period to plan reno and get quotes so all ready to go on settlement day. I’m hopeful in the future of getting full access prior to settlement but even this compromise works well to save time and holding costs…

    Profile photo of wisepearlwisepearl
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    January 23, 2012 - 2:18 am

    Hi Jane, This property will be the one I discuss u with in my 20 min consult… so looking forward to all your ideas, just need to get sorted first ;) You’ve commented on the outside before, its a red brick with some weatherboard. Needs a good facelift!

    Thanks for your comments that Grey Pebble goes well with Jarrah, thats what I wanted to hear :) I guess it just means I have to decide whether to buy some jarrah trims for the few bits that need replacing, as I had instructed handyman to go with MDF and paint the lot white.

    What about internal doors? if going for natural jarrah trims I suppose I had better replace with wooden doors rather than painted, would look odd to have painted doors and natural trims wouldn’t it?

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    January 22, 2012 - 12:22 pm

    thanks bonham for your thoughts, it is certainly worth considering :)

    xdrew, though i appreciate your comments, its not exactly answering my post as we most certainly are keeping original floors. my query was about whether to keep natural or paint over jarrah skirting boards and door frames…

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    January 22, 2012 - 7:09 am

    just an idea but in the future if you’re looking at buying a house and getting a structural report done, go there with the inspector and walk around with them, ask if things could be possible.

    well done on your adventure. $100 was a small outlay, but hopefully you learned from the builder and have more knowledge for next time.

    Good luck!
    Emma

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    January 22, 2012 - 7:07 am

    Tony in terms of pricing, I’m in Perth and have received quotes for:

    new ceilings to kitchen/bathroom/study/living/lounge

    new walls to: lounge (over exposed brick), living, study x 2, Kitchen x 1, bathroom x 3

    Quotes ranged from $5,800-8,600 incl GST. All said approx 1 week work.

    So I’m thinking 3 x bedrooms could be $3000-4000 or even less using a tradie. Of course much less with your own labour.

    i think it definitely adds value, so much more you can do with your walls compared to exposed brick.

    Good luck!
    Emma

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    December 22, 2011 - 1:50 am

    Thanks Scott. Hoping I can avoid replacing the windows altogether and just replace the broken glass panels. fingers crossed!

    Profile photo of wisepearlwisepearl
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    December 18, 2011 - 10:35 am
    morgstar wrote:
    Hey, if you don't mind me asking what did you pay for the kitchen?
    wisepearl wrote:
    I was recommended a local cabinet maker by another user on this forum. He did the kitchen + laundry for me for $4300, all custom made and installed, including soft-close drawers, gloss finish… very happy with the price and work.

    i think the kitchen portion was about $3200 of the total price.

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    December 13, 2011 - 1:09 pm

    thanks scott, makes sense. will flick the sisal then and just install thick, new ceiling batts. Any timber with charring are being removed and replaced by the roof carpenter so as you rightly say, its only cosmetic. its just frustrating as the rest of the house will show no history of the fire in all its newly renovated glory, but unless i scrub or paint all the roof timber its a dead giveaway in there. just don’t want some future purchaser getting turned off due to the fire or trying to ask for a discount or anything! :)

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    December 13, 2011 - 7:50 am

    Hi AdisKay,

    If you visit the link below, you'll find two short videos with some great tips on finding a suitable suburb for a reno and also doing a reno budget. You need to be mindful that the end sales price is achievable and will deliver a profit after accounting for closing costs (incl stamp duty, conveyancing), holding costs, reno costs, selling costs (incl REA fees) and more.

    You're right in your caution, anyone can find a run-down house and do it up, but its not always profitable. You should be able to save a few $$ by doing DIY if you know what you're doing, but if its happening after regular work or on weekends be aware of the extended time frame adding to your holding costs.

    the link is: http://www.propertymeeting.com.au/ 

    Cheers,
    Emma

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    December 13, 2011 - 7:46 am

    Thanks Trev, appreciate your comments. I know nothing about roof insulation, not having used any before…

    The person who mentioned this option to me did not advise the tiles would need to be removed, so I am guessing this would add significant $$ to the installation price. I did read that Anticon was more appropriate for tile roof, and the ceiling guy did mention foil sarking.

    There is smoke damage to joists and underpurlins also, not just the battens, so you're right in that other areas would have visible smoke damage also.

    May not be a worthwhile/cost effective solution after all…

    Cheers,
    emma

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    December 13, 2011 - 7:43 am

    thanks all for your comments and info, appreciate you taking the time to respond :)

    Cheers,
    Emma

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    December 11, 2011 - 12:31 am

    Can your painter relative buy trade paint at trade prices? if so, go with his recommendations with what he’s worked with and can vouch for. Also the trade prices can be in the range of 70% lower than what you pay in bunnings.

    Profile photo of wisepearlwisepearl
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    December 7, 2011 - 1:10 am

    another quick thought, do any of your -ve geared properties need any renovations/maintenance? could sink a bit of that $100k into doing up the houses and get them revalued and raise the rent? just another possibility to consider…

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