Author: Lauren Ellis

Categories
Bathrooms Before & Afters House Tours Real Renos RENO ADDICT

Real Reno: Light, bright and classic bathroom

Before

Light and air now take pride of place in what was a dark 1970’s bathroom, thanks to a well-planned renovation in the Brisbane suburb of Camp Hill.

“The homeowners are thrilled with the result,” said Front Porch Properties founder Rachael Turner, who designed the timeless, modern bathroom and managed the build. “The original bathroom was dark, full of mould and had a small shower. The owners requested two basins and were really surprised when I managed to find the space!”

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The original bathroom was completely demolished, including the plumbing for the vanity, which was moved to the opposite side of the bathroom. “When you walk into the room you’re looking at the mirror. Mirrors reflect light and create a larger sense of space, so that was the main reason that I wanted to change it,” said Rachael.

A nib wall in the shower also allows sunlight to stream in from the window, while floor to ceiling subway tiles brighten the pared back, neutral bathroom. “I think the tiles add an element of luxury. Even if you go for more affordable tiles, like we did in this bathroom, going all the way to the ceiling makes a big impact as far as the quality and level of finish. It’s also practical because tiles reduce mould.”

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After

The renovation took four weeks to complete including a custom vanity, which Rachael always suggests homeowners splurge on. “I don’t like it when you have awkward spaces either side of the vanity because they can be difficult to clean. A custom vanity also creates a more seamless look.”

But the overhaul wasn’t without its complications. Experts were called in to remove asbestos before work could commence and the glazier had a case of slippery fingers. “This bathroom is memorable for me because the glazier smashed the shower screen three times while trying to get it in and around the stairs. That was pretty disastrous because to get custom glass takes about five-to-seven days,” said Rachael.

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After

As for tips for would-be renovators, Rachael says clever tile choice can save you hundreds. “The main wall that you look at when you first walk in, that’s where I spend money in terms of tiles. Spend say $100 a square metre on tiles on that wall and on the other three walls you can go down to $20-to-$30 a square metre because it’s not the wall you look at when you first walk in.”

In the shower, Rachael recommends hiding inbuilt storage shelves because “generally it’s going to look messy with soap and shampoo bottles,” and always put the mixer on a different wall to the shower head. “Avoid putting it directly under the shower head, so you don’t get wet turning the shower on. I usually put the mixer on the opposite wall,” said Rachael.

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Rachael Turner is the founder of Front Porch Properties and can be contacted here.

Categories
Design RENO ADDICT Styling

How to: Select a colour scheme for your home

Image courtesy of Mademoiselle Rose

By Kerena Berry

If there’s one element of interior design that we agonise over, it’s colour. How many movies have you seen that feature a scene where a couple are debating the colour of a nursery? It’s become an old trope in film comedy.

But there are good reasons for careful consideration. Colours are like musical notes or chords for the eyes, and can be incredibly subjective, hence the common decision to go with neutrals. Let’s take a look at the options so you can decide whether to be daring or conservative with your colour palette.

Image courtesy of Mademoiselle Rose
Image courtesy of Mademoiselle Rose

Build off an existing pattern in your space

If you have patterned upholstery, a multi-coloured rug, or a striking piece of art, pull colours from this element to create your base colour palette. For a neutral base, focus on the whites, beige and grey tones. For a more striking, moody room, look to the deeper tones.

Focus on one room and let that define your scheme for the home

Working on your main living room’s colours first, and perfecting them, sets the tone for the entire home. For example, if you go for a neutral palette with deep blue textile accents, and rustic wood furniture in your living area, draw on those elements for your other spaces. Take that deep blue tone, go a little darker and paint your walls in the den, creating a cosy inviting space. Accent with white and mid blue textiles to help balance the palette. In your library try rustic, timber built-in furniture, again tying your design elements from the main living area but in a varied proportion. Use similar tones but various degrees and intensities.

Image courtesy of Mod Muse
Image courtesy of Mod Muse

Work on a dark to light philosophy

An old trick of the trade is to work dark to light, vertically. Use dark colours on the floor, mid tones on the walls, and light values on the ceiling. The floor can be any hue; just ensure it is the darkest in the space. Simple but very effective.

Follow the ratios 60-30- 10

Think of your space in three sections. Your highest percentage 60%, which is your walls and your dominant colour, 30% is your secondary colour for your main furnishings and fittings. Lastly 10% is your accent colour for your finishing touches and accessories. A Martha Stewart classic!

Image courtesy fo Architectural Digest
Image courtesy fo Architectural Digest

Trust the old Colour Wheel

Going back to basics is often the key to creating a sensitive palette. An analogue palette is one where the colours sit next to each other on the colour wheel like red and orange. Remember that this can be any tone, light through to deep. This is a slightly less daring take on a monochromatic room (focusing on one key colour in a space is a strong trend at the moment) but no less impressive!

White’s not always right

Don’t assume white is best to give small spaces that larger, brighter feel. Instead use darker or wow colours to bring punch or warmth for a room that envelops you. Embrace a space for what it is and resist the urge to go against the grain.

Image courtesy of Bloglovin
Image courtesy of Bloglovin

Grey is the way!

It’s certainly become the neutral flavour over the last few years. Paint colourist have responded with breathtaking options within their collections, making it hard to move past grey’s appeal. Grey’s also have this unique ability, similar to white, to absorb and reflect surrounding colours, becoming a chameleon of sorts.

Set the mood

Colours invoke a mood. Be mindful of this when working in areas that require a definite vibe. Let’s say that in a casual living area, you want a vibrant, fun feel. In that case, opt for warm, contrasting or vivid colours. For a more relaxed and calming space, use neutrals, deeper blues and dirty greens—nature’s primary palette.

Image courtesy of Domino
Image courtesy of Domino

Hot flushes and cool currents

Blend warm and cool tones to bring an exciting tug of war into your space; it will keep the senses guessing and the mind curious. A warm caramel tone against a cool winter grey is calming yet interesting; a good option when a compromise is needed between butting personalities.

Black & white – is it right?

People will always debate whether these are actually colours (technically), yet they still prove to be a match made in heaven in the design world. From Modern, to Country spaces, this combination has a home. One could say they are a timeless combination; a safe yet powerful one!

Image courtesy of Home Adore
Image courtesy of Home Adore

There were three in the bed…

If you are yet to find your match then work to the rule of three. Use only three colours within your space and this should erode confusion, headaches, or debates. It’s almost fool proof.

Like what you like

There are a million design philosophies, principles and thoughts on how to select colours and why. But when you whittle it down, all you need to do is surround yourself with colours that bring you happiness, patterns and textures that support and encourage your lifestyle (even if it’s a little quirky) and a home that says ‘You’.

Kerena Berry is an interior designer and Co-founder of Designbx, Australia’s online interior design solution.

Categories
DIY RENO ADDICT

Risky renos: 72% don’t insure their renovation

Image courtesy of Ryandale

Renovators are taking big financial risks by undertaking home renovations without putting a contract in place.

Image courtesy of Ryandale
Image courtesy of Ryandale

Of those who have renovated in the past, 45 per cent failed to sign a contract with their builder. A further 72 per cent didn’t bother to arrange insurance to cover the upgrade of their most valuable possession. And more than one in five (22 per cent) failed to check the qualifications or licences of the builders they hired to redesign their homes.

“It is alarming that so many renovators take such big risks,” says ServiceSeeking.com.au CEO Jeremy Levitt. “Especially considering the often big financial investment a renovation incurs. Checking licences doesn’t cost a cent, so we highly recommend doing so before hiring any tradespeople.”

And with a quarter of homeowners planning to renovate in the coming year, Mr Levitt says it’s a good reminder to put protections in place. “A contract will protect you against a host of errors and unforeseeable problems, so it really is worth doing your due diligence to ensure these things are in place.”

Coupled with the fact that 78 per cent* of businesses think there are still unscrupulous, and unlicensed, people trying to win work means there is always a fear of hiring the wrong person.

Mr Levitt says everyone has heard the horror stories of the few dodgy tradies painting the industry in a bad light. “There are always a few bad eggs in any industry, and that’s why our validation checks and customer testimonials are so important.”

For tips on risk-proofing your next renovation click here.

Statistics are from a recent survey of more than 2,200 ServiceSeeking.com.au customers.  *Business statistic is from a survey of 1,000 registereed ServiceSeeking.com.au businesses.

Categories
Bathrooms Design RENO ADDICT Styling

Look to your heart to avoid styler’s remorse

There’s nothing worse than a patchwork décor, where you’ve let your imagination run wild to the degree you’ve created home disharmony!

The most successful, feel good decors give a sense of flow, space and cohesion. That’s not to say each room has to be the same – far from it – but the rooms need to work together to tell a story about the entire home.

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Beaumont Tiles know renovators and re-doers spend a lot of time researching. According to communications & design specialist, Christie Wood, the company records one million plus page views on its website each month.

“Choosing a décor is one of the hardest jobs you’ll have around the home because it is so subjective and your choices can sometimes depend on the mood you’re in on a particular day,” she said.

Avoid styler’s remorse with Christie’s tips and tricks.

Don’t overcapitalise on your creativity. Know where to draw the line and err on the side of simplicity.

Build your masterpiece over time. Rome wasn’t built in a day and if you’re no decorating wiz, choose one fabulous stand out feature piece and add to it over time – a much safer option than trying to create an instant masterpiece and getting it completely wrong!

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Don’t outsource to a friend or relative. This is your home, your style. If you are outsourcing, make sure you give firm input about the atmosphere and ambience that’s going to make you happy.

Find your happy space. You have to be comfortable in your surroundings and it has to balance with your personality so go with your heart. Close your eyes – are you happiest at a beach, in the snow, in a hipster café with a steaming joe? Do you find beauty in raw, natural landscapes, or does a five star hotel float your boat? Or maybe you love different formations and shapes. Use this personal intel to guide your happy space. Check out Beaumont Tiles whatstyleamI.com.au to help figure it out.

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Choose the golden threads that will pull it together.  In design there are some basic rules that will centre your décor and decision making. Think of how you are going to apply or arrange your elements. It may be using contrast or emphasis with your colour scheme you use (in various intensities) throughout your home. It may be a particular repeated shape – for example geometrics. Or you could choose a genre, like art deco and create a harmony in your room.

Are you a risk taker? This one’s easy. If you take risks generally in, then take a risk with a dramatic background canvas. If you generally don’t push the envelope, now’s probably not the time so choose a more neutral background, and take a risk with an easily replaced feature item such as a rug or pendant lighting.  There’s still plenty of beautify neutrals in shapes and textures, even natural stones, that will make your home a masterpiece to be admired.

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Find out more here.

Categories
Bathrooms Before & Afters Design House Tours Real Renos RENO ADDICT

Real Reno: Monochrome bathroom makeover

Relaxing in the bath has never been more enjoyable for a Victorian family who for $12,000, have completely transformed their beige bathroom into a bold, industrial masterpiece.

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“The main black tiles for the floor and bath have a rustic charm about them which adds some texture to the room. The larger tiles are paired with bold black and white marble mosaics in a chevron pattern which frames the window and adds so much personality to the little space,” said designer Fiona Parry-Jones whose brief was to transform the small bathroom into an interesting and bold space for guests and family to use.

“I then added some simple subway tiles to lighten the walls and compliment the feature tiles. The vanity is a gorgeous walnut veneer that adds warmth to the monochromatic room.”

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Homeowner Anna Smith is thrilled with the cosmetic makeover which took six weeks and also included a new mirror, bath and tapware. “The new tile colour is really modern and makes the house feel much fresher and newer when walking past the bathroom.”

The black and white tiles are now her favourite feature, although they did prove a little tricky to lay. “The biggest challenge for the tiler was mitering an edge for the window reveal in the chevron tile,” said Anna.

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The subway tiles were the biggest bargain along with the custom timber veneer vanity which according to Anna “wasn’t too expensive and came up really well.”

As for advice for other would-be renovators considering a bathroom makeover, Anna says “when using small tiles as a feature wall, make sure it’s a wall that doesn’t have any external corners – keeps things simple!” Anna also recommends finding “trades that you feel comfortable with rather than picking the cheapest and listen to what advice they offer. Also seek recommendations and referrals off friends, family and workmates.”

Fiona Parry-Jones is a creative director at Von Haus Design School. Photo’s courtesy of Kate Hansen from The Room Illuminated.

Categories
RENO ADDICT

Renovation trumps buying ‘perfect’ home, Houzz study finds

Designed by Art of Kitchens, photographed by Eliot Cohen

Homeowners in Australia are active home upgraders, according to the 2016 Houzz & Home report from Houzz, the world’s leading platform for home renovation and design. The study, of almost 14,000 respondents in Australia and over 229,000 respondents globally, revealed that more than half renovated their homes in 2015 (56%), with a similar portion reporting their plans to renovate in 2016 (49%).

Designed by Art of Kitchens, photographed by Eliot Cohen
Designed by Art of Kitchens, photographed by Eliot Cohen

Almost half of renovating Australian homeowners opt to take on a renovation instead of buying an already “perfect” home due to their desire to stay in their current home or lot (46%). A third choose the renovation route in order to remain in their current neighbourhood (33%), with 29% choosing renovation because it was a more affordable option. For Millennials, financial considerations are more top of mind – over a third cite affordability as the top reason for renovating versus buying (36%). When it comes to the triggers behind taking on a renovation project, finally having the time tops the list for Aussie renovators (35% of homeowners who renovated their primary homes in 2015), ahead of finally having the financial means (34%).

“As the largest survey of home renovation, decorating, and building activity published, Houzz & Home provides unprecedented insights into how homeowners are updating their homes,” said Nino Sitchinava, principal economist at Houzz. “Our 2016 findings uncover the factors behind what is driving so many Australian homeowners to renovate to create their ideal home rather than purchasing one that is ‘perfect’ as is, as well as how these factors differ by generation. Interestingly, while the generation of homeowners between the ages of 24 and 34 still comprise a small share of the homeownership population, we’re finding that they are quite active when it comes to home upgrades, and are eager to make their homes their own.”

Designed by Touch Interiors, photographed by Matt Craig
Designed by Touch Interiors, photographed by Matt Craig

Popular projects

  • Homeowners are prioritising renovation and addition projects in their kitchens (26% and 6%, respectively), living/family room (25% and 7%, respectively), non-master bedrooms (20% and 4%, respectively) and master bathrooms (19% and 4%, respectively).
  • Updating an outdated or undesirable design/style is the top issue addressed in Aussie kitchens and bathrooms (44% and 49%, respectively). Old or outdated finishes is the top issue being addressed in other interior room renovations (38%).
  • Many homeowners are tackling home systems upgrades including plumbing (32%), electrical (31%) and cooling (19%).
  • For exterior upgrades, top projects include updates to paint (28%), gutters/drain pipes (22%) and decking (22%).

What budget?

  • One-third of renovating homeowners take on a renovation project without setting a budget (33%), and close to the same share exceed their established budget (27%). These figures are largely consistent across all age groups.
  • The top budget buster is the decision to opt for more upscale products and materials (44%), ahead of products/services being more costly than expected (42%) and the discovery of unexpected construction-related issues (33%).
  • Aussie homeowners on Houzz spent $68,300 on average in home improvements in 2015. Homeowners aged 35-54 drive home renovation spend ($80,300 on average), investing almost twice as much as Millennial homeowners in their home upgrades ($41,200 on average) and a fourth more than those aged 55+ ($57,500 on average).
  • When it comes to spending on kitchen renovations – the top home renovation project in 2015 – homeowners spent an average $31,000 on major renovations* of a large kitchen (more than 12 square metres), and $21,840 for major renovations of a small kitchen (less than 12 square metres).
  • In terms of bathrooms, homeowners spent an average of $16,440 on major renovations* of a large bathroom in 2015 (more than 5 square metres), and $14,770 for major renovations of a small bathroom (less than 5 square metres).
  • How did homeowners finance these projects? The majority of homeowners continue to use personal savings/finances to fund their renovations (78%), followed by cash from mortgage refinances(16%) and credit cards (14%).

A helping hand

  • Nine in ten homeowners renovate their homes with professional help (89%).
  • Professional hiring is popular across all generations of homeowners, although it is slightly higher among those age 55 and over (91%, vs. 89% for those 35-54 and 85% of those 25-34).
  • A third of homeowners who hire a professional for their renovations select a home builder (21%), while 14% hire a kitchen designer or renovator, and 13% hire a landscape contractor or gardener.
  • Top specialty trades include electricians (71%), plumbers (57%), and carpenters (40%).

The Houzz & Home survey

The annual Houzz & Home survey is the largest survey of residential renovation, building and decorating activity published. The survey covers a wide range of renovation projects in 2015, from interior renovations and additions to home systems, exterior upgrades and outdoor projects. Data gathered includes historical and planned spends, professional involvement, motivations and challenges behind building, renovation and decorating projects, as well as planned activities for 2016. The 2016 study includes more than 12,092 respondents in Australia and 229,541 respondents worldwide, providing insights into the home improvement activity of the more than 40 million monthly unique users of the Houzz site and mobile apps.

The Houzz & Home Survey was sent to registered users of Houzz and fielded in May-June 2016. The Farnsworth Group, an independent market research firm, conducted the survey.

*A major renovation at minimum replaces all cabinetry and appliances. Additions are not included in these numbers. Numbers include both DIY projects and those which used design or construction professionals.

The full Australian report is available online or to visit the Houzz website click here.

 

Categories
Expert Tips RENO ADDICT Styling

What real estate agents look for in a property stylist

Image courtesy of Bowerbird Interiors

If you could do only one thing to make your place more appealing to buyers it would be to hire a property stylist. Property stylists, sometimes called home stagers, are professionals who, through clever use of furniture and accessories like artwork and lighting, make your place more attractive to buyers through aesthetics and ambience.

Image courtesy of Bowerbird Interiors
Image courtesy of Bowerbird Interiors

Here are five things to consider when hiring one, based on what we do:

1. Experience and expertise

Look for stylists who have an interior design background and a track record of consistent delivery. They should also have at least a few years of experience working in real estate. A lot of stylists come from an editorial background, working on photoshoots for magazines and are not always the best choice to help you sell your place.

Experienced stylists should examine your property and also ask about the type of buyers you’re expecting as this will give them a starting point for the kind of transformation they will make.

2. Match the stylist to the property

All professional stylists will have a portfolio. Take some time to look at the stylist’s previous work to see whether their design and style would suit your property. A high-end property, for example, will need someone who can do luxury looks.

While the aim of hiring a property stylist is to neutralise a space so that buyers can visualise its potential, be careful of stylists who use too much white and make the property look bland. Your place should invite buyers to project their own vision on it but also show a little personality of its own.

Image courtesy of Bowerbird Interiors
Image courtesy of Bowerbird Interiors

3. Compare quotes

We usually ask at least two stylists to quote for a job, which makes them more competitive.

For the inner-city Sydney market, prices sit around:

  • 1-bedroom apartment: $2,500
  • 2-bedroom apartment: $3,500
  • 3-bedroom apartment: $4,500-5,000

However, the cost will vary depending on the condition and size of your property and also the availability of property stylists in your area.

Consider this cost as an investment. If the styling attracts even one more buyer than the property would have had if left unstyled, then the price tag is worth it. At auction, one more prospective buyer will easily pay back the stylist’s fee.

4. Prepare your property

The most helpful renos you can do to support a property stylist’s work is to paint the walls a neutral colour and replace any worn carpet. While the stylist will bring in their own furniture to help freshen up the place, nice furniture can’t hide walls that are too distinctive (or unattractive) or ugly floors.

Your property also needs to be empty before the stylist can transform it.

Image courtesy of Bowerbird Interiors
Image courtesy of Bowerbird Interiors

5. Leave enough time

Stylists need at least a week’s lead time to source the right furniture and accessories, and installation will generally take between a few hours to a day, depending on the size of your property. The more time you can give the stylist the better; very busy stylists will work on several properties at once and a longer lead time may mean you can secure better furniture and accessories for your property.

Real estate is all about a feeling and styling is the ideal way to create that emotional connection between a property and a prospective buyer. It is well worth the time, money and effort to have your place styled, so take this advice into consideration when you’re next looking to sell.

Mark Foy is one of our resident experts and a director of Belle Property Surry Hills in Sydney.

Read all Mark’s articles

Categories
DIY RENO ADDICT

The five warning signs you’re about to overcapitalise

Imagine purchasing a property with the view of adding a second storey extension for the water views or extending out the back, only to later find out the local planning laws didn’t allow it. Or approaching selling agents for the property you’ve spent months renovating, only to hear the alarming news that the estimated selling price will barely cover costs, yet alone bring the tidy profit you were banking on. They’re expensive shocks that can be avoided with proper due diligence and research. Here are five mistakes you never want to make.

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1. Paying too much for the property

If you pay too much for a property to start with, you’ve thrown away the best chance you had to make a good profit. That $40,000 you overpaid will have to be clawed back somehow and it won’t be easy if you’re on a tight budget or the market plummets.

2. Ignoring a major buyer objection

A location on a busy main road, overhead power lines, right next door to an electricity substation or noisy school… they’re all “buyer objections.” And guess what? If you picked the property up for a bargain because other buyers didn’t want a bar of these turn-offs, you’ll be saddled with the same problem when you come to sell. No matter how gorgeous the renovation, the busy road will still be right out front.

3. Failing to detect a major defect

If you buy a house knowing it needs rewiring or a new roof, then you can factor in the repair costs. If you didn’t know about them, then it’s an unforeseen cost you’re going to have to wear and if the problem turns out to be major, that could run into tens of thousands of dollars. Before you can even begin the visible work that adds value, you’re going to have to spend a fortune on hidden but essential, remedial work. Always get the building report or pest and asbestos inspection done.

4. Incorrectly budgeting the renovation

In order to make money from renovating, you need to know upfront exactly how much you can spend on the renovation in order to make the profit you’re after and what the renovated property is likely to sell for, based on your market research. It’s a magic set of numbers that professional renovators and developers virtually carry in their head. A sure way to overcapitalise is to spend more on the property than it’s worth.

5. Choosing the wrong style of renovation for the area

A renovation you do in a suburb full of uni students is going to be quite different to the one you choose for a leafy family-orientated suburb. Different suburbs appeal to different demographics and you need to establish what demographic prevails in your suburb. This information is not hard to get. Doing a renovation that is completely out of step with the rest of the suburb will turn off buyers and may mean you’re spending money on things that don’t matter at the expense of ones that do. Do your research and make sure you tailor your renovation to your target market.

–Cherie Barber is the director of Renovating for Profit, a company that teaches everyday people how to buy and renovate properties for a profit.

Categories
DIY RENO ADDICT Shopping

How to: Upcycle furniture using Annie Sloan Chalk Paint

Upcycling your own, unique masterpiece from old or new pieces of furniture is a breeze with Annie Sloan Chalk Paint. Only one coat of paint is normally required for an excellent finish and due to the paint’s strong sticking power and dense consistency, no priming or sanding is necessary! The range also features over 30 decorative colours which can be mixed together to create the perfect shade for your DIY project.

Below are a few upcycling ideas from Annie Sloan to get you started!

Chest of drawers with graduated colour

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1. Find a chest to upcycle with close fitting drawers.

2. Paint the frame with a dark shade of Chalk Paint – Annie chose Graphite.

3. Choose two complementary colours for the bottom and top drawers – Annie chose Chalk Paint in Greek Blue for the bottom and Barcelona Orange for the top.

4. Starting with the bottom drawer, make gradual colour gradations using those two colours.

5. For the bottom drawer – Annie used Greek Blue on its own, for the next drawer up Annie mixed a small amount of Barcelona Orange in with Greek Blue, and so on, finishing with Barcelona Orange on its own for the top drawer.

Mid-century modern chairs

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Annie found these chairs languishing in an attic before transforming them completely with a little love, paint, and fabric.

1. The upholstery had sunk with age and was looking dull and shabby in sage velvet, so Annie stripped it back.

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2. The wood on the back of the chair was polished with a Danish oil to give it back its lustre. Annie then painted the legs with Graphite using a small flat brush and painting in one direction to get a smooth finish.

3. The existing seat pad was in relatively good condition so it was reused, adding a new piece of polyester wadding and fire retardant calico.

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4. The seat was covered with gentleman fabric. Stapling it in place.

5. Using masking tape, Annie marked off the area she wanted to paint.

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6. She then made a dye using Chalk Paint mixed with water (approx 10 parts water to 1 part paint) in a small container. Annie applied it to the seat using a small flat brush, working the dye into the fabric. Once dry, it’s good idea to heat seal the paint dye either using a hairdryer or an iron. This will lock the dye into the fabric. The fabric will feel just as soft as before – not crunchy with paint.

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To find a local stockist click here.

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Before & Afters House Tours Kitchens Real Renos RENO ADDICT

Real Reno: Sweeping view inspires $400,000 Yarra Valley reno

Original house

A Victorian family has completely overhauled a brick veneer home, turning it into a luxury four-bedroom abode in nine months.

“The potential I saw was in the view. We look out over green rolling hills and see hot air balloons flying over the Yarra Valley. For me, that is priceless,” said owner Kelly Berghella who estimates the extensive renovation has doubled the Wonga Park home’s value. “People thought we were a bit crazy to take on such an ambitious renovation as owner builders. A lot of people questioned why we didn’t simply demolish the whole house.”

Original house
Original house
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Demolition gets underway

The roof frame and half of the original home was torn down and demolished, while the remaining half was stripped back and walls repositioned. “A lower level garage and theatre room with bathroom was constructed, while continuing on the upper level, a new kitchen, family room, alfresco area and study were built. The whole house had new double glazed windows installed. Externally, all old existing brickwork was removed and the whole house was re-plastered, along with new floor coverings and cabinetry,” said Kelly.

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Kelly and her husband Claude, a concreter, completed all the demolition work, poured the concrete footings and slab and landscaped the acre block, painstakingly moving each boulder into place with a bobcat over two years. “I’ll be happy if I never hear a bob cat again!” said Kelly, who warns others considering such a big landscaping job that “an acre is expensive and time consuming to landscape, it’s like seven ‘normal sized’ backyards!”

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But the biggest challenge of all was project managing the build with a newborn, while sticking to a deadline and running a full-time business. “Don’t take on a job this big when you have to be out of your rental in nine months while becoming first-time parents. It’s very stressful!”

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The beautiful view from the open plan living space
The beautiful view

That said, Kelly, who has now renovated three homes with her husband, says perhaps stupidly, she would do it all again and her favourite part of the renovation is the new living space which they love to spend time in as a family. “Reconfiguring the floor plan to allow for an open kitchen and living area, really capitalises on the view,” said Kelly.

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As for advice for would-be renovators, Kelly says “use reliable trades which have come from trusted recommendations and get friendly with your bank manager!”

You can contact Claude here or via Instagram. To see more before and after images, follow Kelly on Instagram.

Categories
Expert Tips RENO ADDICT

Baz Du Bois on the real cost of home maintenance

The cost of maintaining a home should always be considered when buying a property, yet it’s often forgotten about. As a general rule of thumb, expect to spend around 6 to 8% of the value of your home on maintenance over a 10-year period for houses and half that for units (due to levies and body corporate funds). That’s around $30,000-to$40,000 for a home valued at $500,000, so it quickly adds up.

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Comparing house to human years, the first few years of a home’s life are similar to a newborn baby. In the beginning, all they do is eat, sleep and have their nappy changed. Everything runs smoothly – there’s no leaking taps or electrical issues and everyone who lives in the home takes very special care of it to make sure it stays that way.

Two years on and your new home is not so new anymore. Like a toddler, it has a few bumps and bruises – the walls are chipped, the interior need a repaint, floor coverings get tired, tap washers need replacing  and then there’s the ongoing cost of white ant and pest control. Slowly, the home is starting to age and look a little worn.

Five years on, as your child starts their first day of school and gets a few coughs and colds so too does your home. Perhaps you called in a plumber to fix that persistent drip from a leaking tap in the bathroom, the dishwasher may have stopped working and the outside of your home needs a good scrub. The hot water system needs maintenance work, the eaves and gables require painting, a tree root has invaded the sewage pipes and if you haven’t already, the walls are well overdue for a repaint and carpet need to be replaced.

When your child starts high school, the maintenance costs really start to add up. It’s time for a new kitchen ($15,0000) and bathroom reno ($10,000). From when you purchased the home, until now that’s over $1,000 a year you need to save!

As your teenager hits puberty, so too does your home – in a big way! There’s problems with sewerage, the gutter needs replacing and just like your teenagers bedroom the floors are a mess and the termites have moved in. If the budget allows, you also consider extending the living space as your not-so-little baby becomes more independent and when your teenager learns to drive, suddenly you need more parking space. Then, after about 40 years, the roof needs to be looked at.

So, as you can see maintaining a home is a very costly exercise. The early years wont set you back too much but after you’ve been living in the property for a while it really starts to eat away at your budget. If you have a unit, there’s also strata levies to consider. On the positive, your home has probably increased in value and you’re ready for a kitchen revamp!

It’s also worth noting that just like we exercise to look after our bodies, there’s plenty you can do to look after the health and wellbeing of your home. Oiling the front door and replacing the anode in the hot water system will more or less double its life.

It also pays to be prepared because getting caught out with a maintenance issue that becomes an emergency problem will definitely cost extra dollars. And think about how you can cover some maintenance issues when planning an extension or renovation, so you don’t double up.

Little things that quickly add up and need to be considered when buying a home.

Read all Baz’s articles, read more about Baz or ask him a question.

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Before & Afters DIY House Tours Real Renos RENO ADDICT

Real Reno: Budget exterior makeover transforms Sydney terrace

Located in Sydney’s Paddington, the exterior of this two-storey terrace was overhauled on a tight budget, with some very impressive results.

“Painting the front façade in a much more bright, clean and modern colour scheme has made a huge difference to the street appeal of the home,” said owner Chanel White who purchased the property in late 2015. “When I bought the house, the front was a drab, dirty beige colour with black trim. The front garden had a large shrub obscuring much of the light coming into the front window and some plastic bamboo fencing and shrubbery. It was quite bizarre!”

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The front facade and backyard makeover happened on impulse. When Chanel called in damp proofers to fix the bubbling walls, she made a last minute decision to “bite the bullet and paint the outside at the same time.”

The drab beige was replaced with a blue-grey and the black trims painted a bright white. “Deciding to change all the trim, fencing, woodwork and shutters from black to white was a big job, with the shutters requiring two-three coats of paint sprayed on them to eliminate the black (still much cheaper than replacing them altogether though!),” said Chanel.

But the standout is undoubtedly the front door, Chanel’s favourite feature. “I love the front door! I spent a while deciding on the front door colour, tossing up between aqua and an aubergine colour but I really like the bright, lime green that I ended up with. It’s a nice colour pop and works well with all the succulents in the front garden,” she said.

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While the painting was underway, Chanel got to work pulling out the fake bamboo and large shrub in the front yard. “Then I rented a van and headed to Flower Power to stock up on soil, pebbles, pots and a heap of plants for the front and back garden. The next stop was Bunnings for some more plants and pots, and Ikea for some outdoor furniture. One very long weekend later and the front and back garden pots were done!” she said.

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The makeover took four weeks and of all the bargain buys, Chanel’s pick is the outdoor furniture. “I’m actually pretty pleased with the Ikea outdoor furniture especially as compared to the thousands of dollars you would normally need to spend to get a similar look. I think using the grey cushions from a different range helped coordinate with the paint colour and adding some nicer cushions keeps it from feeling too much like an Ikea brochure! The hanging pots from Bunnings are another favourite.”

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As for advice for others considering a renovation Chanel says, “work with nice people who you are happy having in your home first thing after waking up! And everyone works better after a coffee break.”

Chanel is the designer and owner of Amelia Lane Paper.

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Before & Afters Expert Tips House Tours Real Renos RENO ADDICT

Real Reno: Three Birds share latest inspirational renovation

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Three Birds Renovations have done it again with house five – transforming a fibro shack in Sydney’s north-west into a spectacular Hamptons haven, all in just nine weeks! It’s the first time the talented trio and Reno Addict resident experts have extended a home and used splashes of bold colour, which can be considered risky when renovating to sell. With the first open home scheduled for this Saturday, we spoke to marketing extraordinaire Lana Taylor to get the inside scope on the Baulkham Hills reno and all the before and afters.

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You must be incredibly proud of house five? It’s always daunting when we start the next project, thinking how can we do better than the last house, but we definitely feel we have and all of our trades have been voluntarily saying “oh this is your best one yet” so we are confident it is. We are very proud of it but I’m also not hugely surprised because of the effort that went into it.

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What is it that makes this house that much better? We loved the original aesthetic, which had a cottage look. A lot of the other homes we’ve renovated had an ugly brick façade. I think the fact that we clad the whole house with weatherboard (something we’ve never done before) gives a beautiful finish and relaxed feel to the house along with the colour choice. We’ve always been obsessed with white and grey and while we did paint this house grey, the pink front door, dark charcoal extension out the back and the green kitchen make this home really special.

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Lets talk about that front door. It’s beautiful and what a statement! Bonnie definitely wanted to do a front door that got noticed and that everyone would fall in love with. She became obsessed with the colour blush but she got cold feet a few times wondering, “is it too polarising? Will it turn off male buyers?” But I think it’s an absolute winner. The post on Instagram of the pink door was our most popular post ever!

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Is it the first time you’ve completed an extension? It’s just a simple one, about six metres by four, but it had to be done. With the extension and by converting the garage, we were able to create two living spaces which is a must for any family home and we were also able to add a fourth bedroom.

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There are so many areas to sit and relax throughout the home. Was that intentional? We have learnt along the way about the importance of multiple living spaces and ones that are an escape from the other. Having two living spaces very close to each other, or open, defeats the purpose a little bit and so we created two very separate living spaces. We’ve also never had a beautiful, covered front porch like this, which we furnished to create another sitting spot. Then there’s the front foyer or entry space, which could easily convert into a study or another relaxing space. And the deck, there’s two levels to it. There’s the lower level and then the upper deck and so we did take it all into consideration. We always try to design homes we would want to live in with our kids.

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The charcoal wall in the entry is very on-trend but also a little risky when you’re renovating to sell? It was a bit of a risk because the colour smacks you in the face the minute you walk in the front door and we were also worried about whether it’d make the space feel too small. We decided to give it a go and painted the wall in Taubman’s gravel and it just totally worked. The beautiful chairs are from West Elm and the bird picture from Oz Design.

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What’s your favourite space in house five? The ensuite is certainly my favourite bathroom. I love how big it is! We created a wide open ensuite with a big walk-in shower and a half-wall to mount the bath on. The Caroma freestanding bath is gorgeous just being a miniature tub (it’s only 1400 long) and it has flat walls, so it sits flush with the wall avoiding all the dusk pockets you get with a normal freestanding bath. And then, it’s the stunning fan tiles from Amber Tiles that we used on the huge wall to create a statement when you look through. We used white grout to make each tile individually pop.

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The kitchen has a very relaxed feel to it? It’s a very special kitchen that’s extremely calming. Bonnie spent a lot of time looking at lots of samples to find the right pastel green and I think the colour she picked in the end, called Misty Lake, was perfect. The other risk was combining gold and silver, which is quite unusual. The rule of thumb is that you have all your metallics matching but in this kitchen we have silver tapware (to match the oven) and gold handles and pendants. I remember questioning Bonnie a few times and she said “yeah I’ve seen it on Pinterest, it’s fine” and I think we’ve proven it can look beautiful. The other feature is the island. Rather than a typical kitchen island, which runs all the way to the floor, we made half of it look like a table. We did that to help the kitchen flow seamlessly into the other living spaces. The other piece worth mentioning is the Caesarstone on the backbench, which runs up the wall, then wraps around to create a floating shelf. We also integrated all the Fisher and Paykel appliances. It’s very much the hub of the house and you are part of everything when you’re in that kitchen.

To view the house on realestate.com.au and find out more about the open home this Saturday, click here.

–Lana Taylor is one third of Three Birds Renovations alongside Bonnie Hindmarsh and Erin Cayless, and one of our Resident Experts. The best friends and busy mums walked away from their corporate careers in pursuit of a more fulfilling life. They created Three Birds Renovations – a boutique renovation company where they buy, renovate and sell suburban homes. Their ultimate ambition is to build a life they love, hoping to inspire others to do the same.

Read all Three Birds Renovations’ posts.

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Bathrooms Kitchens RENO ADDICT

How to: Add value and increase deductions when renovating

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Australians have always had a passion for renovating property and recent predictions on renovation spending for 2016 suggest this trend will continue.

Data from the Commonwealth Bank Future Home Insights Series forecasts that renovation spending will top $32 billion in 2016 alone. This equates to 36% of total spending on residential construction for detached houses including alterations and additions.

Similarly, a report from the Housing Industry Association estimated that around 213,000 kitchens and 429,400 bathrooms were installed in Australia during the 2015-2016 financial year.

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While these predictions demonstrate that owners are not afraid to spend money to improve the value of their homes and rental properties, often property investors may not be aware of the implications that renovations will have on their depreciation deductions.

Whether an investor updates a kitchen, bathroom or simply replaces the carpets or hot water system in a property, the removal of these assets will affect a depreciation claim.

Renovations affect depreciation deductions in two ways. Firstly, an investor should note that any items removed may have a remaining un-deducted depreciable value which they are entitled to claim when the item is removed.

This process, known as scrapping, allows investors to claim the total remaining depreciable value for items which are thrown away in the year of their removal.

Investors must also factor in deductions they can claim for new items they add to the property.

Assets will be captured by a depreciation specialist during a pre-renovation inspection. After the renovation is completed, a new depreciation schedule is then prepared listing all new additions that have been added and the existing depreciable items which will remain in the property.

To show how depreciation deductions are affected during a renovation, lets look at the following example.

An investor purchased a property one year ago. Originally constructed in 1992, the property was beginning to show signs of wear and tear. Upon purchase, the investor rented out the property and engaged BMT Tax Depreciation to prepare a depreciation schedule. After owning the property for twelve months, the investor decided to install a new kitchen to improve future rental income and increase the equity held in the property. Outlined in the owner’s original existing depreciation schedule were items discovered during the first site inspection including a stove, blinds, light fittings, a rangehood, a dishwasher, a sink, tiled floors, cupboards and joinery.

The tables below show the original value of items and the depreciation deductions that could be claimed in the first full financial year. They also show the remaining un-deducted value of items after the first year’s claim was made.

2016_ta374_scrapping_tableThis investor could claim $780 for plant and equipment depreciation and $146 in capital works deductions, a combined total depreciation deduction of $926 in the first full financial year for the kitchen alone.

They can also claim the remaining un-deducted value of $3,010 for plant and equipment and $2,336 for capital works for items removed and scrapped during the renovation in the financial year of their removal.

BMT found that the newly installed kitchen would result in $1,611 in deductions for the owner in the year it is installed. Therefore a total of $6,957 could be claimed for the removed assets and the depreciation of the new kitchen.

Additional depreciation deductions are also available for structures and assets found in the rest of the property.

To avoid throwing thousands of dollars away in existing items and to ensure deductions for new items are captured it is essential to speak to a quantity surveyor before you start your renovation.

For more information please contact 1300 728 726 or visit www.bmtqs.com.au for an Australia-wide service.

–Bradley Beer (B. Con. Mgt, AAIQS, MRICS, AVAA) is the Chief Executive Officer of BMT Tax Depreciation.

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Expert Tips Kitchens RENO ADDICT

How to: Update your kitchen for sale without replacing it

When taking a home to market, there’s no denying that the kitchen plays an integral role in a property’s appeal. The heart of the home (it is usually the most high-traffic area), its importance is (unfortunately) often reflected in its cost and a full replacement can be very expensive indeed. And while many kitchens can’t be brought back from the brink, it is amazing the difference small tweaks can make in modernising a kitchen for sale.

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Image courtesy of Cantilever Interiors

Firstly, you must consider each kitchen element and ask yourself the following: Can you paint it? Cover it? Clean it? Re-finish it? Or is replacement your only option?

Handles/pulls

As with most kitchen design aspects, trends come and go and the same can be said for door handles and pulls, meaning fresh hardware is a great, simple way to update your kitchen. Obviously you need to consider where your existing holes are before purchasing new fittings, but a new set of classic stainless steel handles (or on-trend black or rose gold), can work wonders.

Splash back

The kitchen splash back is one of the easiest ways to tell the age of a kitchen – from tiles to toughened glass, textures and colours come and go on a trend basis. But it’s also an area that is fairly easy to change and, depending on your choice of material, it can inexpensive too. Tiles are usually the cheapest option but, regardless of what finish you choose, stick to neutral tones to appeal to the widest range of buyers.

Image courtesy of Design Tiles
Image courtesy of Design Tiles

Cupboard doors

Installing new cupboard fronts is a great way to update your kitchen, but you need to consider what your existing ones are made from. If they are made from timber they can be updated with paint however, if they are covered in vinyl wrap, they can’t be re-coated and will require complete replacement. Replacement is fairly easy if your doors are standard sizes – if they’re not, it becomes a much more expensive exercise.

Bench tops

Your kitchen bench top material plays a huge role in its overall aesthetic which is why replacing it can really refresh the space. A standard laminate is your most inexpensive option while stone is usually the costliest, but it is a timeless choice. Again, stick to neutral hues for the broadest appeal.

Lighting

Like any interior space, lighting is key and updating your kitchen’s lighting can make a huge difference to its feel. Think on-trend pendant lights over an island bench, or new task lighting – both can make a significant impact.

Image courtesy of Justine Hugh-Jones
Image courtesy of Justine Hugh-Jones

Appliances

Old appliances can really date a kitchen which is why replacement is often a great idea. Stainless steel is a fairly fail-safe choice but integrated appliances are even better – they’re great for a streamlined look.

Windows

If your kitchen is short on natural light, it could be a good idea to have a window or two fitted but equally, if a window isn’t possible, a skylight is great idea too. Natural light can really lift a space.

–Naomi Findlay is one of our resident experts, principal of Silk Home and founder of the International Institute of Home Staging. 

Read all her articles for Reno Addict.

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Bathrooms Before & Afters DIY RENO ADDICT

How to: Beautify your bathroom on a budget

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Your dream bathroom renovation can quickly turn into a budget nightmare which is why it is often left at the bottom of the to-do list. The good news is that even if your bathroom does look tired and out of date, it can likely be easily salvaged with a quick cosmetic enhancement you can do yourself.

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White Knight and Cherie Barber from Renovating for Profit, share three simple ways to beautify your bathroom on a budget:

Update your 70s bathroom tiles: “When your budget doesn’t extend to replacing tiles or professional resurfacing, roll up your sleeves and do it yourself,” says Cherie. “Tile paint is designed to give dated ceramic tiles, especially those colourful, embellished tiles from the 60s and 70s, a new lease of life.

“Look for one that’s been developed specially to adhere to tiles, such as White Knight Tile Paint, which also has built-in antibacterial properties that keep out mould and mildew. The high gloss finish can be tinted to 1000s of colours, so you can create virtually any colour for your bathroom. Be sure to use White Knight Tile & Laminate Primer and read the preparation instructions carefully.”

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Rejuvenate your bathroom cabinets: “Dealing with a vanity that’s seen better days? The easiest fix, if they’re structurally in sound condition, is to paint the existing cabinets with White Knight Laminate Paint. It’s an easy DIY job and a great way to update a look for less than $100 in paint and sandpaper. Just replace your old cabinet hardware with stylish new handles to complete the look,” says Cherie.

White Knight Laminate Paint is a specialist paint designed to give dated laminate and melamine surfaces a new lease of life. It can also be tinted to 1000s of colours.

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Channel your inner stylist: Now for the fun part! Finish off your stunning new-look bathroom with some appropriate décor. Plants create an instant freshness and add a bit of colour. Candles create a warm, relaxing ambience. Here is your chance to add some further colour, and really personalise your bathroom.

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More quick hints & tips

  • Have fun with the colour and pick one that suits your individual style.
  • If you are going for a statement, create one wall of colour and paint the rest of the tiles a crisp white.
  • Use strong colours to replicate the look of a border or feature tile.
  • Don’t skimp on your brushes as they can make a big difference to the quality of the finish.
  • Use a brush to cut in around corners and fittings then use a high quality micro fibre roller over the remainder of the tiles. It is easy to manoeuvre and will deliver a great result.
  • Don’t skip the prep. It is needed for the paint to adhere to the tiles.
  • Use masking tape and a drop sheet to prevent paint from going on areas you don’t want it to.
  • Have lots of rags handy for cleaning.
  • Use White Knight Grout Pen to re-create fresh new grout lines on painted tiles.
  • Dirty taps make the bathroom feel grubby so make them sparkle with some white vinegar and a micro cleaning cloth.

For loads of tips and advice on prepping and painting, click here

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Before & Afters Kitchens Real Renos RENO ADDICT

Real Reno: Interior designer transforms postwar kitchen for $7,000!

Kitchen renovations can be notoriously expensive but by recycling and shopping around a savvy interior designer has overhauled her postwar family kitchen on a shoestring budget, with spectacular results.

“We reused the carcasses in the original kitchen and put a new benchtop and cupboard doors on,” says Corinne Bolton owner of Elm Interiors who transformed the kitchen for just $7,000 without appliances and fixtures. “All our appliances were ex-display so they came out of a showroom and the same with the kitchen sink, so I got that fairly cheap as well.”

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White subway tiles for the kitchen splashback were sourced for $10 a square metre, while the three-point-six metre timber island, which adds warmth to the monochrome cabinetry, set Corinne back just $1,000. “I ordered the timber online from Brisbane Timber Benchtops. It came raw and we oiled the timber ourselves, so all that had to be done by the cabinet maker was cut the timber to size and snap it together. It was very cost effective.”

But the biggest bargain, according to the budget-conscious designer was the travertine floor tiles which cost just $50 a square metre. “I did a lot of shopping around and jumped on things when I could and we combined it with what we had. We reused as much as we could,” Corinne said.

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The kitchen is just one part of a $200,000 renovation Corinne and her husband completed over two years, adding an estimated $425,000 to the value of their Balmoral home. “Being in the industry I could see the potential but it was tenanted with a large family so it was fairly poorly presented! We raised the house, added decks/terraces, reconfigured rooms upstairs to become all bedrooms/bathrooms/second living, added 2 bedrooms, added a full new ground floor connected to the garden with all new living spaces. We did as much as we could ourselves, assembled kitchen items, painted, sealed stone tiles but left the tricky things to those who were qualified!” said Corinne.

The renovation, which saw the old kitchen cabinetry reconfigured and moved from the upper level to downstairs, has flooded the home with natural light and made the layout much more family friendly. “The floor plan is just so liveable. We love the size of the kitchen, it’s huge! I love that all the messy stuff, like the sink and cooktop is on the back bench, so the island bench is completely clean but to do that successfully you need a really long back bench,” said Corinne.

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To optimise storage Corinne installed drawers in all the repurposed cabinets except those under the kitchen sink. The base cabinets are a white laminate while the overhead black cabinetry is a gloss vinyl wrap which is easy to clean but does show fingerprints. “The texture of some laminates holds dirt, so it’s hard to have the perfect surface that’s completely maintenance free. I do like that it’s easy to wipe clean but the fingerprints are driving me a little crazy. Microfibre is your best friend!” said the mum of two.

As for the colour palette, Corinne went with her signature style of black, white and timber. “It gives you impact without doing anything that’s too trendy, so it’s staying in the neutral palette but still has impact. It’s something that will be punchy but not date.”

Corinne is the owner of design firm Elm Interiors. Get in touch here.

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RENO ADDICT Shopping Styling

Beacon Lighting’s latest range combines sculptured shapes with muted tones

Beacon Lighting’s latest range shows a return to a more natural, relaxed style of living with a collection that features a muted colour palette and subtle shapes and silhouettes to soften a contemporary interior. Check out our top picks below.

Grove pendant – $269

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The Grove pendant is part of the natural craft range which celebrates simple and stylish shapes. It was designed to be a statement piece in the room.

Finn pendant – $149

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The Finn pendant is part of the urban edge range which features a variety of contrasting textures and materials with simple compositions. The concrete pendants are available in grey and white with adjustable shades.

Orion pendant — from $595

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Dynamic in design, the Orion five-light and 15-light pendants are available in black with smoke glass or brushed brass with amber glass shades.

Raleigh pendant – from $299

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Raleigh pendants and close to ceiling lights are a new addition to the traditional range. Available in brushed chrome or brushed brass with frosted shades.

Shore pendant – from $149

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A new take on the standard drum shade, the Shore pendants are available in two, three and four lights, in earthy tones of natural rattan, tan rattan and white weave. As these are handmade, they are organic in appearance, this being part of their design feature. They are part of the Josh & Jenna range.

Quinn pendant – from $149

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The Quinn pendant range embodies an art deco aesthetic, with opal glass shades and a brushed brass or brushed chrome finish. The slender, elegant curved arms are adjustable so the shades can be faced either up or down for versatility.

Shop the look here.