Tag: baz du bois

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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.

baz-du-bois-headshot

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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DIY Expert Tips Outdoor & Exteriors RENO ADDICT

Baz Du Bois’ guide to easy home maintenance which will save your bank balance

It’s funny, the average price for an average medium sized car in Australia is around $33,000 and over a five-year period we will spend about 30% of the purchase price on service and maintenance (remember this is just servicing, not rego, insurance etc, just upkeep). For all that money, your car depreciates at the rapid rate of about $50 dollars a week.

Baz Du Bois roof

Now let’s look at our homes. The average home in Australia is currently worth just under $600,000 and generally has positive capital growth. Let’s ask ourselves how much we spend on regular maintenance and servicing of our home or investment property? Most of us don’t carry out regular maintenance at all and just wait until something breaks, when whatever it costs to fix seems too much.

There are some simple facts here that many people don’t allow for or realise. Here are some average maintenance figures to consider:

  • A good guide for maintenance costs for the average owner occupied house is 8% of its value over 10 years.
  • For a tenanted house: 10% of value over 10 years
  • For an owner occupied unit: 4% of value over 10 years, not including building strata levies
  • For a tenanted or investment unit: 5% of value over 10 years, not including building strata levies.

Basically, if your home is worth $600,000, you will spend, one way or another, about $50,000 maintaining it over 10 years. Your home is a very important asset and if you don’t look after it you could end up spending a lot more than the estimates above.

Here are my DIY maintenance tips:

INSIDE

Silicone is a great sealant and is used in the bathroom around the top of the bath and at the junctions of wall and floor tiles. The thing is, it only has 100% integrity for about five-to-seven years. Whilst it may look okay, if the seal is compromised and moisture is able to get below the surface, the damage that could be caused may run into the thousands. Water damage is something that may not be noticed until the real damage is done. Removing silicone and replacing it is a job that can be DIYed but even if you get in a pro, the average bathroom would only cost about $250. A re-grout and new silicone make for a nice bathroom facelift.

Another bathroom nightmare is clogged or leaking drainage and one of the biggest enemies of drainage is hair; mixed with other debris, body oils and soap, it will clog drains could even cause premature leakage. A hair strainer for the bathtub drain is a great idea but I recommend removing the grate of shower and main floor waste and using a large bottle brush, twisting and dragging out hair that will have accumulated. Skip products like Drano. Though the acids it contains can help unclog a drain, they can also cause significant damage to your plumbing, including leaking. This can lead to costly repairs later on.

The main cause of dripping taps is worn out washers. The washers inside the tap handles are rubber and tend to wear out quickly. Replace them by turning off the main water supply, unscrewing the leaky handle that controls the flow of water to the spout, removing the old washer, and dropping in the new one. Rather than turning the water off every time a tap leaks which means a waste of water, I turn off the water every two years and replace all the washers at once, regardless. The cost of the washers is insignificant but leaving pipes to rattle or over-tightening taps to stop the water will eventually cause major damage to plumbing.

OUTSIDE

While roof gutters may go practically unnoticed when you look at your house, they are the main line of defence between your foundation and siding and the elements. Gutters are designed to capture water and debris runoff from your roof and divert it away from the perimeter of your home to help prevent undermining your foundations and it basically get the area around well drained which will help prevent subfloor mould etc.

Clean your gutters at least once a year by physically removing debris from the channels and rinsing them thoroughly. I have made an extension for my leaf blower from PVC piping and two 90 degree bends which will blow out the larger debris, then a flush with the garden hose. If you have installed gutter guards, these help with the large debris but I recommend removing them every couple of years to flush out built up silt that will cause early corrosion.

There’s no one answer to the question “How often should I paint my house exterior?” The answer depends on several factors, some of which include:

  • The climate in your area.
  • The type of cladding on your house.
  • The quality of paint that was used previously.

Timber exposed to the weather will expand and contract, jeopardising the integrity of joints and junctions which could allow moisture penetration and eventually rotting. However, well sealed timber will last decades so the key is to create a good base with quality primer and sealer and two top coats, then about every five-to-seven years, give it a wash down, light sand and a single top coat to give your timber work its longest life.

Baz Du Bois headshot

Having a home maintenance plan can make a huge difference to your bank account. And, fortunately, performing proper home maintenance does not require a lot of specialised training, nor does it require a lot of time or money. Take on small jobs and build your confidence. After a while, it will start to come naturally.

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

Categories
Designers Expert Tips Furniture

Melbourne wood workshop with Baz Du Bois

In partnership with Michael Hayes Furniture and Baz Du Bois from the Living Room (and also our resident expert on Reno Addict!), Recycled Interiors is holding a reader event on everything wood.

Baz-Du-Bois-headshot
Baz

Aiming to bring the community together to showcase how to use sustainable, recycled and salvaged timbers in your home; you will learn exactly what to look for, where to look and how to use and finish timber.

Held on 2 May from 1-to-5pm at Bayswater North’s Michael Hayes Furniture store, the four-hour workshop will feature a range of industry experts. Alongside Baz, you will hear from Michael Hayes, who is one of Australia’s top bespoke furniture makers and chair of the Australian Furniture Association’s Bespoke Maker’s group.

http://www.dreamstime.com/royalty-free-stock-image-terrace-furniture-wood-home-made-balcony-made-material-image32612116

In store you will also be able to check out the Wood Expo, where some brilliant woodworkers will be sharing their wares, which you are able to buy on the day. Meet, mingle and learn all in a workshop environment; with great food, good company and a goodie bag to take home!

http://www.dreamstime.com/stock-image-carpenter-joiner-using-chisel-mallet-close-up-hands-wooden-to-cut-shape-piece-wood-woodworking-image40310961

Spots are limited so register soon to avoid disappointment.

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Architecture Design Expert Tips RENO ADDICT

Baz Du Bois gives his advice on a reader’s reno plans

This week, Baz Du Bois takes a look at a reader’s reno plans and shares his words of wisdom.

Baz Du Bois headshot squared

Reader Sarah sent us these sketches (below) of her reno. She asks:

“My husband and I have recently purchased a house on the Gold Coast which we believe has the bones to be an amazing home for us and our three girls. My husband works away (at the moment three weeks on and one off) so it is very tricky to try and communicate on layouts/dimensions when you’re on the phone and not together. Not being together is tough for us and the girls (as it is for many families) but this reno gives us something to focus on and look forward to. This renovation will more than likely have to be a stage by stage process. We exhaust ourselves on Reno Addict, Houzz, reno shows and other websites and believe our home has so much potential, we just want to do it right and we are of course very budget conscious.

It is a two-storey home that has been raised. Downstairs is way above legal height but the back half is underground so to build in downstairs we need to get as much natural light in there as possible, hence the light well on the plans.

So to get to the question… we are very happy with these plans, except we are unsure how to get the layout right at the end of the hallway, where we want to put a sunroom/guestroom, toilet/shower and laundry. On our existing plan, there is only a toilet at the end of the hallway (I think we need a shower if guests do stay), laundry behind and then the sunroom around to the right. It does keep it a bit more private and allows a view of the pool out the back from the kitchen over the light well and through the sunroom BUT it doesn’t feel right to me.

We are wondering whether to move the sunroom to the end of the hall and then have the toilet/shower and laundry to the right which would give better access to the drying deck and access straight to a toilet from the pool. But I then question the function of the sunroom. If there’s a sliding door will it just become a thoroughfare to out the back?”

Downstairs sketch
Downstairs sketch
Upstairs sketch
Upstairs sketch
Sunroom/balcony sketch
Sunroom/balcony sketch

Our resident expert Baz, says:

“Hi Sarah. First and foremost I would recommend you read my design senses and considering those points may help unravel your design thoughts and make it easier to refine.

I am inspired that you see good bones in this property and want to make it your own. A balanced family unit needs a home that gives comfort, shelter and solitude, it needs to be in proportion with us and able to adapt to our changing needs.

The first fundamental issue you have is a disconnect from the kitchen and the outdoor space. I realise there may be a great vista to the front of the property BUT a connection with the private outdoor space is a must. 
You have currently labeled a very transient space as the guest/sunroom. Creating a semi-private area between the kitchen and outdoor space is in a sense land-locking the kitchen.
 I would encourage you to think about trying to have the kitchen splashback clear glass and the light well wall opposite also a full wall of window which will then offer a connection between kitchen and outdoor space and offer better ventilation through both levels of your home.

I also understand that you like where the laundry is because of convenience but I believe as a service area it is sitting on very valuable family space. I would consider opening the guest/sunroom and laundry into one space then, as budget allowed down the track, I would look to a door system that would allow you to open this whole area up to the current drying deck and pool area. I would see this area as a sunroom/dining room.

The lower floor seems to serve as an entry (remember to give a glimpse of your family’s personality in the entry), storage and sleeping or intimate zones. 
I would look to refine the rumpus and storage areas as a combine storage/laundry/vestibule area. Being smart with joinery and a sofa lounge here will also allow this area to be a hangout space for the kids right through their teenage years as well as an occasional guest space.”

Got a question for Baz or any of our Resident Experts? Submit it for consideration.

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Bathrooms DIY Expert Tips RENO ADDICT

Can I demolish my own bathroom? With Baz Du Bois

A reader has sent in the following question for our resident expert Baz Du Bois:

“Hi Barry. We are about to renovate our bathroom and replace everything, including the toilet. We want to pull out as much ourselves as possible to prepare for the new bath, shower and toilet etc. What should we demolish ourselves and what should we leave for the experts to remove? Do we need to be careful when removing the toilet?”

Peter Wilmouth

Here’s Baz’s great advice:

Thanks for the question. Bathrooms are one of the most difficult and expensive rooms to take on in a reno, so with that in mind, it’s great that you want to jump in and get some of the hard labour done yourself. Even as a DIYer, it’s first important to have a critical path and demolition plan mapped out on paper so you and your tradies are on the same page and can schedule and collaborate.

Start with the date the plumber has agreed to start and work back with your demo from there. I find it very helpful to make a note of what I am going to do, in what order and what equipment I may need. For example:

  • remove toilet, vanity and bath (large hammer, crowbar, screwdrivers), one day, two people required for lifting.
  • remove mirror and wall tiles (small grinder with masonry disk, cold chisel, spade, buckets or bags for debris), two days.
  • remove floor tiles, one day (hire jack hammer).

By doing the job on paper like this, you will discover tools and processes you may not have allowed for in your timeline. Delays or delaying your tradies will cost you money. At this point ,you may be saying things to yourself like ‘that’s a lot of trips to the street or yard, do I have the time it takes, where am I going to put all this waste?’ They’re great questions so also add the answers into your construction plan and when you’re getting prices from your tradies, ask them the same questions. Collaboration and communication are the keys to a good reno.

My next tip is if your home was built before 1987, it could have asbestos in some of the building products. It’s not easy to know if it has, so treat the project as if it does and take best practice measures. Check out asbestosawareness.com.au but a couple of measures I always take are to wear personal protective gear (like disposable overalls, gloves, a mask and eye protection) and use a plastic drop sheet or similar to isolate any dust from spreading through the rest of your home.

Ok, let’s get down and dirty. I see no reason why you can’t carry out all the demolition but be aware that all ceramics tiles, baths, basins and toilets can be dangerous and sharp when broken so where possible, cover such items with a towel etc if you need to break them up to remove them and wherever possible, remove them intact. Many of these items are accepted at reuse and recycle yards.

As soon as you remove items such as the vanity, bath and toilet, use an old shirt or rag in a strong plastic bag to temporally seal up the plumbing and protect it from building and demolition debris. Force it like a plug into the pipe. This will also stop any smells!

Demolition is hard work and renovating is very rewarding. I promise the more times you do this on paper, the smother the process will become.

Got a question for one of our Resident Experts? Submit it for consideration here.

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Interiors Addict

Robyn Holt tells design students to listen, be motivated and have respect

Barry du Bois, teacher Catherine Whitting, Robyn Holt and student Therese Tarlinton

Lidcombe Design graduates from TAFE NSW – South Western Sydney Institute (SWSi) have made their debut into the industry at Designing Your Future, a graduate exhibition at Sydney Olympic Park’s Armory Gallery.

Barry du Bois, teacher Catherine Whitting, Robyn Holt and student Therese Tarlinton

Now in its second year, Designing Your Future is an educational design collaboration between Sydney Olympic Park and SWSi’s Lidcombe Design students. It celebrates cutting edge design work across the creative disciplines of furniture design, product design, interior design, interior decoration and design fundamentals.

It was opened last week by Robyn Holt, former Vogue Living editor and presenter on The Renovators. Her advice to students was to listen, be motivated and have respect.

Continue reading “Robyn Holt tells design students to listen, be motivated and have respect”