Tag: granny flat

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Before & Afters House Tours Interiors Addict RENO ADDICT Reno Products

Outhouse makeover: from dated and purple to stylish studio

What started out as an ageing purple outbuilding has been transformed into a spectacular multipurpose back yard studio. Designed by SOUL Home‘s Simone Mathews for her own home, The Shack blends coastal and rustic influences with a hint of the Mediterranean.

AFTER
BEFORE

Located in Cronulla Beach, Sydney, the studio sits on Simone’s property, behind her “maybe forever home”. Consisting of an airy and open living and dining space, with a kitchenette and bathroom, the aim was to create a versatile area that could be used as an external rumpus room, a guest room or a potential office in the future. When designing the space, she kept the colours light and neutral, using fittings and décor to bring the space to life and accentuate the coastal, holiday vibe – her signature style. 

French-inspired entry doors welcome you into the home, while batten and board detailing on the façade help construct a timeless and textured look. The defining feature upon entering the studio is the lofty pitched white roof with exposed beams, which works to enlarge the overall feel of the space.  

“Constructed as an outbuilding, the main purpose for the space was to be versatile and multifunctional while the goal of the build was to be very budget conscious,” says Simone. “By being particular with materials that function well without sacrificing quality, we were able to achieve an amazing result.” 

She adds: “We used Gyprock Plus on the interior walls and ceilings, as we know it’s a resilient plasterboard that would ensure the durability and longevity of the build for years to come. Aesthetically it was the perfect material to support the roof trusses and exposed beams without competing with them. They are a huge feature of the whole space, so this was important.”

INSIDE THE OLD SPACE

The challenge when designing an all-white space is its tendency to feel or look cold. To combat this, Simone used a mixture of textures and layers throughout the studio to bring it to life. Accents such as brass wall lights and timber decking bring a sense of warmth.

“Fixtures or fittings can make a big design change,” says Simone. “Brass and nickel finishings contrast beautifully against the white walls, ceilings and doors of The Shack and I also love using greenery to lift a space.  

“I always tell people not be scared to use different finishes. In the kitchenette, we have included a brushed nickel sink mixer paired with a brass feature light and concrete sink and completed it with a stone countertop. Not everything has to match.”

“The transformation of the space has been the most satisfying. It started off as a purple room, both inside and out, that was pretty much unusable due to how it had been built.  To now step into the space and have that feeling where you instantly relax and feel uplifted, it truly has been rewarding.”

For more information on Gyprock.

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Architecture Design Expert Tips

Versatile and valuable: the benefits of a backyard studio

For those who find that their need for additional living space is growing ever more acute, a studio apartment or granny flat can be a clever way in which to maximise the liveable area of an existing property. The idea of creating a haven separate from your house, which can act as both a functional and adaptable space, holds high appeal and could help with potential plans to sell your property.

Archiblox – Backyard Room

If you have a sizeable backyard, a studio can add space and value to your home without the disruption of building an addition, and in most cases you don’t need local council approval – you just need to meet your local council’s requirements as to the size of the studio and distance from boundaries.

Builder Matt Menichelli, owner of Elevate Building Group, says there are three key benefits of building a studio space:

  1. It creates a detached space from the main dwelling
  2. Offers a multi-functional area that can be easily changed as your needs evolve
  3. When entertaining, it can be used as a function space, so guests aren’t coming in and out of your home
Harley Graham Architects – Marvell St Studio, Byron Bay – Photo: Andy MacPherson

In terms of adding value, Matt says, “When it comes to market appeal, the idea of having a separate space that can be tailored to suit the buyers needs is a huge advantage.”

There are a variety of ways you can utilise a studio space, whether it’s as a guest room, home office, man cave or teenage hangout area. Before building, consider what you want the main function of the space to be. “Having a bathroom and kitchenette in a studio is a huge drawcard, although they’re not the cheapest spaces to create. The return on investment, however, is definitely worth it,” says Matt. 

BAAHOUSE & BAAHOUSE STUDIO – Lincoln 2B-80

In terms of the space required, Matt advises that you need at least 40m2. “It’s because of this size requirement that studios are often located above garages. It’s the perfect area to capitalise on, without compromising on yard space,” he adds. 

If you are considering a studio build and have the space, you’ll need to ensure you have enough budget. Matt says, “Depending on the extent of the build you’d be looking at anywhere between $60,000 and $100,000.” 

Wishbone Constructions – Gale Rd Granny Flat, Maroubra

Before building a studio in your backyard, hipages recommend: 

  • Checking with your local council to ensure your block of land is sizeable enough for a studio. Also ask if there are any regulations you’ll need to factor in regarding the height of the building and distance from your property boundary.
  • Hiring a local builder from hipages to check your backyard size and recommend the best placement for your studio. Your builder can determine what footings and other site preparations you’ll need for utilities. 

For more on planning a studio or granny flat

Granny flat design: A chic new build in outer Sydney

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RENO ADDICT The Block

The Block 2020: studio and garage reveal

There was a lot of rushing this week as the couples took on the massive task of what come called a “mini house”. While some of the garage/studios were very unfinished, others were impressive multi-functional spaces, adding no doubt huge value to this year’s Block homes. Here’s a recap of the judges’ comments and scores and our picks to buy.

Harry and Tash | 20/30 LAST

The judges weren’t impressed with all the unfinished elements but once they got up the stairs, it did get a bit better. That said, Darren wasn’t sure a studio kitchen needed such a large island. He said the space would be better as a workspace. Shaynna wasn’t impressed with the bar fridge. Neale and Shaynna said there were a lot of blind spots in the lighting.

Then into the bathroom there were a lot of unfinished elements including the lack of shower screen! The judges although it was a badly planned space. “It’s a bit of a disaster frankly,” said Neale.

It was really no surprise when they came last.

Our picks: Adele Naidoo (love her!) Just Breathe caves print & Eadie Lifestyle cushions (I have these at home).

Sarah and George | 29.5/30 FIRST

From one extreme to the other! Sarah and George were right to feel confident this week.

The judges loved the finish and the extra storage of the garage then up the stairs, the laundry. The bonuses just kept coming! A work space with proper desk, a wardrobe.

“Beautifully done,” said Neale. “They’ve ticked all the boxes in terms of how an owner can interact with the space,” said Darren. “I see a lot of flexibility here and it ticks so many boxes for me,” said Shaynna. Neale said a multifunctional space was more and more essential. “It’s real estate gold,” he added.

All this before they even saw the bathroom! “This is a crescendo,” said Shaynna. “I love it!” Darren said the tiling was exceptional.

Our picks: The Baths print by Colour Clash Studio & Freshwater Farm soap

Daniel and Jade | 25.5/30 JOINT THIRD

The powder room made a great first impression. The judges said it was clever and perfect for the garage, the yard or the pool. But then it went downhill with the unfinished stairwell. But then got better again with the studio!

“A great looking room with a very nice kitchenette.” No cooktop though? Shaynna said the TV was too big and the room wasn’t as resolved as Harry and Tash’s. She said an office/bedroom would be more useful than a full bedroom. Darren noted there was no power near the desk and Neale said the office functionality was very underplayed. “It’s got about as much personality as the average serviced apartment,” Neale said. There was no emotional connection.

Shaynna wondered why they didn’t choose a cavity slider for the bathroom. They loved the vanity and tile choices and the skylight. “It feels tiny,” said Shaynna. Overall it’s a nice little bathroom completing a nice studio space. “Definitely a B+'” said the judges.

Our picks: Oval bathroom mirror & Rope bed by SATARA

Luke and Jasmin | 25.5/30  JOINT THIRD

The round skylights and the artwork went a long way to distracting from the unfinished stairwell. The studio though, impressed the judges! “Lovely as this is, it is presented as just another bedroom,” said Neale. The lack of workspace was a real problem. Shaynna said they simply needed to style it a bit differently to suggest the ability to work from there.

They loved the bathroom with its fluted glass, timber and great tiles. “Stunning and so spacious,” Shaynna said.

Darren said it was the most consistent house from front to back. The lack of bathroom door was a problem though. Neale said it was clear they never saw it as anything more than a studio apartment. Most people wouldn’t be comfortable going to the toilet with no door, if anyone else was in there!

Our picks: Lauren Freestone limited edition print & Pill sink by Nood Co

Jimmy and Tam  | 29/30 SECOND

The only studio with a home gym, this really impressed the judges. “A lot of people will be working out from home now,” said Shaynna. Neale said an equal amount of buyers won’t be interested in it though.

When they got upstairs, Darren loved how the galley kitchen blended in with the functional workspace. And it had a dishwasher! No bed though, just a sofa bed. Which caused mixed feelings amongst the judges.

Darren loved the flexibility. Neale said jimmy and Tam always think outside the square.

The bathroom was neutral, calm and serene. They loved the vanity and tiles. Shaynna said it felt luxurious and beautiful.

Our picks: ISSY Halo vanity & al.ive body hand wash and lotion duo with tray

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Design Expert Tips Interviews

Granny flat deep dive: Everything you need to know

Granny flat design
A Flat Granny's design

From planning requirements to the average cost, unique usage ideas and savvy ways to make money out of them, there’s much to know about the world of the contemporary granny flat. We caught up with Link Teale, the design manager at the Sydney-based Flat Grannys who gave us the in-depth lowdown.

Granny flat design
A Flat Grannys design

Planning requirements
“There are planning permissions which are necessary to build a granny flat on your property behind the principal dwelling. Provided your granny flat meets the minimum requirements, it should only take a short amount of time for your build to be approved,” says Link who warns that requirements are different in every Australian state.

“All state requirements vary, although in NSW, for example, the site area must be a minimum of 450 square metres and the maximum floor area of the granny flat must be 60 square metres. You should always make sure you read through your state guidelines carefully in order that there are no delays in the timeline of your construction,” says Link.

Granny flat
Another Flat Grannys design, this is one stylish looking granny flat!

Average cost
“The cost of a granny flat will vary depending on your specific requirements, but a budget of approximately $160,000 is generally an excellent figure to aim for. Of course, the number may be less or even more depending on how elaborate or straightforward your granny flat design plan is,” says Link.

“Speak to the bank and understand your budget before you begin to plan. That will help you realise how much you have for the build of the exterior, the design of the interior and the landscaping of the outdoor space,” says Link.

Flexible usage
There’s no denying the appeal of having an extra, flexible space at home and the fabulous thing about granny flats is that they can be used in so many different ways. “Homeowners are using them to house their ageing parents or adult children or just keeping the space available for guests during the holiday season. But granny flats can also reduce the work commute by providing a secondary or even full-time office space,” says Link who explains that, state depending, they can also be rented out to provide a second income.

Granny flat
Another Flat Grannys design

Rental income
“Granny flats can provide a rental income in New South Wales, Western Australia, Northern Territory, Tasmania and the Australian Capital Territory. South Australia, Queensland and Victoria are yet to allow the renting out of granny flats to generate an income although this may change in the future. If you plan to build and use your property to earn income, check your state rules to ensure full compliance,” says Link.

“But on the plus side, even if you are unable to rent out your granny flat, considerable savings can be made if you choose to house your family members or even use it as a home office,” says Link.

Flat Granny's kitchen
A Flat Grannys kitchen design

Design trends
The days where a granny flat was a purely utilitarian add-on are long gone with contemporary designs looking more and more sophisticated and really like an extension of the main home. “As a company that specialises in beautiful and functional home designs, we are inspired by the uniqueness of contemporary granny flats, and we hope this continues. A granny flat need not be a one-design-fits-all, and you can really create something special to reflect your lifestyle,” says Link.

And the outdoor entertaining trend has hit the granny flat space too with plenty of focus on landscaping. “More attention is being given to the outdoor area surrounding a secondary dwelling so those who reside in the flat can entertain as well. While space is more limited in a granny flat than say a full-size house, thanks to clever space-saving designs, there is no need to skimp and save on the necessities.”

While you can of course go fully custom, Flat Grannys have a number of pre-designs to choose from, including The Barbara, The Doris, The Ethel and The Pattsi.

FLAT FACTS

  • A granny flat is a self-contained living space, designed for one or two people, either detached or attached to the principal dwelling of a family home. It tends to be at the rear of the main house and may also share a backyard and outdoor facilities with the occupants of the home.
  • The name granny flat came about due to their popularity of multi-generational living and the need to house aging parents, namely granny and grandpa. The name stuck, but they’re also referred to as Accessory Dwelling Units (ADUs) or a backyard cottages.
  • A granny flat usually contains one or two bedrooms, a full kitchen or kitchenette, a bathroom, a living area and a laundry area.
  • In most cases, there can only be one granny flat and one house on an individual lot. No subdivision of the lot is allowed.

For more | Melbourne’s most stylish granny flat

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Outdoor & Exteriors RENO ADDICT

How to earn money from your granny flat

The rise in popularity of granny flats can be attributed to two things: in part state-level legislative changes regarding secondary dwellings which aim to boost housing affordability in capital city areas and also because of their affordability and capacity to achieve high rental yields. Data from our depreciation schedules suggest that while the average granny flat will cost $121,000 to construct, the owners can usually achieve a 15% rental yield on this investment.

shutterstock_182798585

In order to maximise the benefit of this yield, it is important for granny flat owners to understand their depreciation entitlements. When a secondary dwelling is income-producing the owner is entitled to substantial deductions due to the wear and tear of the building structure and the plant and equipment assets contained, even if they are currently occupying the primary residence on the property.

Research conducted by BMT Tax Depreciation has shown that the average first year depreciation deduction for a granny flat is $5,288, accumulating to $23,713 in deductions over the first five years of ownership. Shared areas between the granny flat and owner-occupied property such as patios, pools and barbecues may also entitle the owner to additional depreciation deductions, claimed based on the tenant’s usage percentage.

As each state or territory provides their own legislative requirements, including the land and plot sizes of a secondary dwelling or granny flat, the table below provides a summary to assist investors and also outlines the average first year depreciation deductions which can be found for properties of these sizes.

2015_T002 ~ Granny Flats
*The first year deductions in this example are based on an average claim for a property of this size. ** Deductions based on a 60m2 plot size. ***In QLD, VIC and SA granny flats cannot be used as income producing secondary dwellings.

Investors who are evaluating the cash flow potential of constructing a granny flat or a secondary dwelling on their property for rental purposes should speak with a specialist quantity surveyor for advice. They will be able to provide an estimate of the depreciation deductions which will become available once the property is available for rent. It is also recommended to speak with an accountant for advice on any of the capital gains tax implications of investing in a granny flat as there are a number of factors investors should be aware of if they ever decide to sell their home or subdivide the property later down the track.

Those who already own and rent a granny flat or secondary dwelling should also obtain a tax depreciation schedule from a specialist quantity surveyor which outlines the depreciation deductions they will be able to claim when they visit their accountant to perform their annual income tax assessment.

To learn more about tax depreciation for any investment property, visit the BMT Tax Depreciation website. Alternatively, for obligation free advice, contact one of the expert staff at BMT Tax Depreciation on 1300 728 726.

– Bradley Beer is the managing director of BMT Tax Depreciation. A depreciation expert with over 16 years experience in property depreciation and the construction industry.

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Interiors Addict

That dream home office or man cave at the end of the garden is within reach

Ever dreamed of your own private, separate space at the end of the garden for a home office, craft room, man cave or something else entirely? Love the idea of working from home but not sure you have the space? Worried that converting the shed will mean something totally impractical in winter and full of spiders? Don’t worry, I have the solution! Behold, the backyard room!

backyard room 2

Looks pretty nice doesn’t it? Launched in March at the Melbourne International Flower and Garden Show, where it won the sustainability award, Backyard Room is an innovative new offering from the team at Archiblox. Whether it’s a home office, studio or exercise room, the pre-fabricated Backyard Room has the potential to unlock a world of possibilities in your own backyard.

Continue reading “That dream home office or man cave at the end of the garden is within reach”