Tag: renovating to sell

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Expert Tips RENO ADDICT

Property expert’s crucial advice before you buy that fixer upper

By Michelle May

You’ve seen the renovation TV shows – fixing up an old property to look fabulous looks relatively straightforward and fun, right? It can be, if you approach the project in the right way and avoid the many pitfalls. I’ve renovated many houses, and made plenty of mistakes, so here are my top 10 tips to avoid a renovation full of regret. 

Location, location, location

It doesn’t matter how much potential your fixer-upper has, the one thing you won’t be able to bash into shape is the location. As with any other purchase, the location has to be your starting point, then work backwards. It’s very easy to get starry-eyed about the property itself, but if the location is a dud, you won’t get the result you’re looking for. 

Image: Unsplash

Buy a house with good bones 

It’s a phrase you hear a lot but buying a renovation project with solid foundations is absolutely crucial. Unless you really are starting from scratch, the subfloor and the roof have to be in good condition because those are the most expensive things to fix. People say you should buy the worst house in the best street, but I don’t actually agree with that. It could be the worst house for a good reason; maybe there is something seriously wrong with the bones, or it has a floor plan which may be impossible to fix. 

Get the full picture 

Some people don’t bother to organise reports if they’re planning to renovate, but make sure you organise a building and pest inspection at a minimum – and do not rely on the one provided by the vendor! Also, get an independent plumber and electrician to take a look and give you some realistic advice around your plans. 

Image: Unsplash

Consider the too tricky tax

Factor in things like difficult access at the property you are going to buy. If tradies are going to have problems getting in and out of the property, they may add a bit more to the quote for the inconvenience. If you are planning to buy a terrace (where everything has to go in and out of the door) or if there is no parking, then your costs may climb. 

Spy on the neighbours

Okay, maybe don’t literally spy on them, but they are the experts in terms of what works and what doesn’t, as they will have already done the hard work. So, look at some recent sales of similar properties and see what the floorplans are like. Maybe they thought of something that you didn’t. This is also a great way to ensure you don’t overcapitalise on a property. Do you really need that fourth bathroom, or can you perhaps spend your money more wisely?

Image: Unsplash

Avoid amateur hour 

You’ve seen the renovation shows and project managing everything yourself doesn’t seem that hard. Bad news: real-life can’t be edited to look like a walk in the park! The renovation is going to take over your life, so you’re about to embark on a steep and expensive learning curve. It’s worth thinking about getting a project manager in from the get-go. 

Don’t dream too big

If you’re faced with two properties, and one has the right floorplan but is in worse condition, I’d probably go with that one. Having the vision to shift the kitchen from one end of the house to the other is one thing, doing it is a whole different headache. 

Investigate local development applications

All councils operate differently, so it’s well worth digging into the local development applications to see what has been given the green light and what’s been refused. You don’t want to see your dreams in tatters at the hands of the council. 

Image: Unsplash

Keep it tasteful

Taste is subjective, of course, but if you’re planning to flip your property and are a fan of yellow tiles and purple walls, you’re going to minimise the appeal to any potential buyers coming through the door. Make it easy for people to fall in love with the place. 

Bolster the budget

Lastly, I would strongly advise factoring in an extra 10 to 20 percent of your estimate, as costs always get out of control. Little costs here and there quickly add up, and you need to be ready for it. I don’t think I’ve ever met anyone who’s said, ‘My renovation came in way under budget’. 


–Michelle May is  the principal of Michelle May Buyers Agents in Sydney.

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Before & Afters Design House Tours Interviews Real Renos RENO ADDICT

Before & after: From dated to chic in six weeks!

Master bedroom AFTER
Master bedroom AFTER

Located in Mooloolaba, in the heart of Queensland’s Sunshine Coast, this average suburban home got a serious makeover recently by the team at Black and White Projects, making it fit for sale.

Dining BEFORE
Dining BEFORE

Dining AFTER
Dining AFTER

“The home is located minutes from the beach and situated in a quiet cul-de-sac. The house was a long term rental in need of a renovation and we presented it to the market so it was ready to move in,” says Black and White Projects design director Maria Baron who finished the renovation in under six weeks before selling the house.

Master bedroom BEFORE
Master bedroom BEFORE

Master bedroom AFTER
Master bedroom AFTER

“We renovated this one for selling. The brief was to renovate what needed updating as the home is a solid brick house with good bones in a good area. We also had to be smart about budget whilst achieving a premium look with quality finishes. We made some bold design choices,” says Maria.

Ensuite BEFORE
Main bathroom BEFORE

ENSUITE AFTER
Main bathroom AFTER

Master bathroom AFTER
Main bathroom AFTER

“The reno had to appeal to a broad audience but was clearly designed with a working family in mind. We added a little cubby house out the back for the kids. We love adding little custom touches and small features that the whole family will love. We also made sure the parents had a nice master bedroom, ensuite and walk-in robe to enjoy,” says Maria who reworked the floorplan to allow this.

Guest bedroom BEFORE
Guest bedroom BEFORE

Guest bedroom AFTER
Guest bedroom AFTER

Other floorplan changes included adding a pantry in what used to be hallway space. “It was such a minimal change but it made a massive difference whist still keeping the bedrooms and laundry private from the main house,” says Maria.

Kitchen BEFORE
Kitchen BEFORE

Kitchen AFTER
Kitchen AFTER – the new pantry is located opposite

Kitchen AFTER
Kitchen AFTER

The front of the home still features original brown brick, but it’s an aspect that Maria was focussed on retaining. “Instead of hiding what the house was about we love to embrace features, such as the brick. The right colour palette made the original brick shine,” says Maria who used the paint colour ‘Monument’ in Taubmans Endure for the exterior trims, gutters and roof.

Exterior BEFORE
Exterior BEFORE

Exterior AFTER
Exterior AFTER

Two highlights of the home are the gorgeous bathrooms, something of a Black and White Projects specialty. “We love doing bathrooms. We saved on cabinetry by getting a good quality off the shelf ‘shell’ before adding custom bench tops and good quality fixtures and fittings. We also like to splurge on tiles plus we only use the best tilers to ensure an impeccable finish,” says Maria.

Ensuite BEFORE
Ensuite BEFORE

Ensuite AFTER
Ensuite AFTER

Ensuite AFTER
Ensuite AFTER

Ensuite AFTER
Ensuite AFTER

Maria’s top reno tips:

– Don’t compromise on your tradies! Final finishes is what can make a house average or exceptional. Really good tradies can make a huge difference to the end product.

– Invest in a project manager, A good project manager should be able to save you lots on everything. They should know who to call in and when. They should also have access to competitive rates with suppliers.

– Assess and rework the floor plan. This is a crucial part of any job and a lot of work goes into it. if you are going to change your plan yourself, ask yourself Is this something that will improve my day to day life living in the house? Does it fit the house/space and is it worth the investment?

Pool BEFORE
Pool BEFORE

Pool AFTER
Pool AFTER

Photography: Mister Mistress

For more | Another Black and White Projects renovation

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Before & Afters DIY Kitchens Outdoor & Exteriors RENO ADDICT

Cherie Barber on adding a personal touch to your home renovation

One of the really important aims with any property you’re renovating for profit is to ensure the end product is going to appeal to the widest possible market. That means avoiding anything so outlandish or trend-driven that it’s going to alienate buyers or date in no time.

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Cherie Barber

However, it’s possible to veer too far in the opposite direction and create something so bland and clinical that it leaves your buyers cold. So you want to strike a balance and find subtle ways to inject some wow factor and put your own personal stamp on the renovation.

My advice is to keep a neutral palette, but then introduce little surprises or pops of colour. For example, a kitchen splashback provides the opportunity to get creative, without a massive price tag.

There are so many great tiles to choose from these days, and they don’t cost a fortune, unlike glass splashbacks, that were once de riguer in any high-end property. Whether it’s coloured subway tiles or some of the popular hexagonal, retro or patterned tiles on the market, seize the opportunity to add some character to what is arguably the most important room in the house you’ll renovate.

Before reno
Before reno

After reno
After reno

In the same way, you can use tiles to make a splash in the bathroom, preferably as a whole wall or block, rather than the single line of feature tiles that was popular a few years back.

Wallpaper is another way to add a personal touch to your renovation. Again, don’t go overboard and wallpaper an entire room – try a feature wall here and there in a subtle print. Wallpaper once cost a fortune, but now you can buy it at hardware stores and online very cheaply. Your main expense will be in getting it professionally hung.

BATHROOM_ 5

After reno
After reno

Courtyards and balconies are outdoor rooms that benefit from a bit of wow factor. These can be turned into relaxing lounging spaces that you can use year-round. Inbuilt seating in warm timber hues, vertical gardens and decorative pots all contribute to a resort-style setting that buyers will fall in love with.

Courtyard before reno
Courtyard before reno

Chippendale studio- 20
Courtyard after

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

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Before & Afters Design DIY House Tours Outdoor & Exteriors RENO ADDICT

Real reno: the perfect property flip!

Before: kitchen

It’s always a thrill to see the For Sale sign go up on a home you’ve just finished renovating – especially when you’ve already found your next project. But what do you do when the stars don’t align and you want to buy before you’ve sold?

Before: kitchen
Before: kitchen

After: kitchen
After: kitchen

This is the situation our clients Kirra and Blake found themselves in on the very day their finished renovation went on the market. The couple, who live in the beautiful hinterland in Bogangar in Northern NSW, recently completed a makeover on a home they bought just over four years ago.

Blake, who is a builder, completed the work – an extensive renovation that completely overhauled the original ‘70s house and breathed fresh life into what is now a light and airy family home. The four-bedroom home backs on to nine acres of stunning nature reserve and is a 10-minute walk to Cabarita Beach.

Before: living room
Before: living room

After: living room
After: living room

“Even though we knew we were going to sell the house when it was finished,” says Kirra. “We renovated it exactly the way we wanted it to be for our lifestyle.” The result is bright and breezy – with stylish, simple neutrals such as new bamboo flooring and a fresh, new all-white kitchen – the perfect style for a home in this leafy green setting. Boasting a large wrap-around timber veranda, the finished product has four bedrooms – the main with ensuite, two bathrooms, double garage, oodles of storage (inside and out), a chicken coop, fruit trees, a vege garden … the works!

Before: exterior
Before: exterior

After: exterior
After: exterior

But with the renovation complete, and a new baby on the way, the time had come for the family of three to put the house on the market and shop around for a new project, one that would give them more space and some land of their own. As luck would have it, they found their next dream home immediately. The problem was, their own house had only just gone on the market.

A decision needed to be made! And quickly. “Houses with land attached are pretty scarce where we live,” explains Kirra. “And everyone wants them, so we really didn’t want to miss out, but it’s pretty scary to commit to another mortgage before you sell the house you already have.”

Before: dining
Before: dining room

After: Dining
After: dining room

Kirra and Blake had some options – but were pretty keen to maximise the sale price of the house they had put so much work into and didn’t want to be in the situation of having to accept an inferior offer because they were under financial pressure.

They originally bought the house for $320,000 and with Blake doing all the building work himself, the complete renovation came in at just over $70,000. The couple had put it on the market for offers over $535,000.

Before: bathroom
Before: bathroom

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After: bathroom

In their situation, they had a few options:

  • Take out bridging finance to secure the new home;
  • Put down a deposit on the new house with clauses in the purchase contract to give them an out if theirs did not sell;
  • Withdraw equity from their own home to put down a substantial deposit on the new one; or
  • Just sit tight and hope theirs sold quickly.

After: garden
After: garden

After: garden
After: garden

Given the appeal of their freshly renovated home to young families, and with assurances from their agent it would sell relatively quickly, Kirra and Blake decided to wait it out in the hope it sold before the new one was snapped up by somebody else! And while this was the easiest way to go in terms of organising new loans and so on, it was probably also the one with the most potential for heartache if they missed out.

After: bedroom
After: bedroom

But thankfully for Kirra and Blake, their home sold within a matter of days and they were able to put in an offer for the next house before anyone else. Their story had a happy ending because the home was exceptionally well renovated and was priced to meet the market.

But even when things don’t fall into place as easily as they did for Kirra and Blake, the good news is there are usually ways to secure your next purchase, even if your current property is still on the market. These are detailed here.

It can be a juggling act, but take heart, it can be done!

— Paul is the Director of CVG Finance, a leading brokerage offering financial services across all areas. 

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Design DIY Outdoor & Exteriors RENO ADDICT

Renovating for a quick profit: how to sell the second the paint dries

There’s an art to property renovation, particularly when your focus is on maximising value (which it should be). With most things in the modern age, sometimes you simply don’t have the time or resources to become a master – but there’s nothing stopping you from faking it till you make it. So, if you have a fast-approaching deadline and need to see dollars soon, here are four key considerations that can up your property value without also increasing your wait-time.

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1. Create space

We know that a higher ceiling can rake in a few extra dollars when it comes time to put your property under the hammer, but going for the visually opening abilities of white walls can also add to making the room feel more expansive – it also allows you to mix-up the colour scheme while not setting you back as much time during the renovating process. Mirrors also assist with creating the illusion of space; enlarging an area is a great way to create atmosphere, as well as value.

If working with oddly shaped rooms or spaces, avoid large pieces of furniture that may make the area appear cluttered, and accessorise with asymmetrical rugs and rounded furnishings.

2. Be practical and functional

Kingi-and-caro-guest-bedroom1

Take a quick glance at that spare room: how quickly can you turn it into another bedroom? Buying a secondhand mattress and shifting a few ornaments into the new space could add hundreds to your overall value – after all, a three bedroom home is always going to be worth more than a two bedroom + study.

This is only the case if the space room already exists and only needs a few minor tweaks – if you don’t have this potential, focus your efforts on the key rooms in the building instead. The bathroom and kitchen are the rooms that are most likely to see a return. This doesn’t mean replacing your current kitchen with a brand new one – instead, get quotes to change-up your benchtops or replace the cabinet doors only for a brand-new look for less.

3. Be strategic with your upgrades

If you’re contemplating a new full-length window, take a deep breath and assess the alternatives. While some upgrades – such as a whole wall of glass – can be flashy, they might not actually be the smartest when viewed in terms of utility and value. A discreet, quiet and hidden air conditioning unit might actually achieve the same outcomes you were hoping for in the massive window, it will likely cost you far less and doesn’t have to change the entire vibe of the room. Similarly, ripping up worn carpet and polishing the original floorboards is cheaper than getting brand new ones, and exponentially quicker than knocking down a wall in an attempt to provide more space.

4. Pay attention to the outside, too

If you want some extra eyeballs when it comes to auction day, make sure you’ve ‘curled the ribbons’ on your property – get some extra mulch, make sure the lawn is short and have your plants in order. It sounds niggly, but if potential buyers know you’re attentive to the little things they’ll trust anything bigger has been resolved. Besides, first impressions can make or break a deal.

Happy renovating, and good luck when it comes to auction time!

— Bessie is a property commentator at finder.com.au, one of Australia’s largest comparison websites. She’s passionate about real estate, renovating and helping Australians find better. 

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Before & Afters Design Real Renos RENO ADDICT

Real reno: all-beige home transformed into entertainer’s dream

While veteran decorators, this seven-year-old federation style home in Pakenham, Victoria, marked the first renovation project for Yvonne Wilkins and her husband Ian. Doing much of the work themselves, they transformed a dated interior, which was all beige (and I mean all beige: ceilings, walls, floors, doors, fixtures and fittings!) into a beautiful entertainer’s home.

Before
Before

After
After

“We had the front facade rendered which completely altered the look of our home and we completely revamped the front garden,” explains Yvonne. “Internally, we repainted the entire home with Dulux Antique White; laid Spotted Gum laminate flooring over the old existing terracotta floor tiles; updated the kitchen and installed a 40-metre indoor/outdoor alfresco room.”

Before
Before

After
After

Having originally bought the home in 2012 for $330,000 and selling it in 2014 for $370,000, the whole renovation process cost $20,000, leaving them with a tidy profit of $20,000. “The market was a bit slow at the time,” says Yvonne. “So we would definitely have received a lot more if we had waited for the market to improve. But we just wanted to move again and tackle another project.”

Before: alfresco
Before: alfresco

After: alfresco
After: alfresco

With the alfresco room marking the home’s most significant change, it became a hub of activity all year round. Featuring a raked ceiling and aluminum plantation shutters, the room also housed a barbecue area, a hot spot for family get-togethers. At the time believing this would be their forever home, Yvonne and Ian were adamant about not cutting corners.

“We put all our time and effort into bringing this home to the standard that we were happy with as we were deciding to live in it permanently,” explains Yvonne. “But of course once it was all completed, we got itchy feet and we were looking to tackle another project and decided to sell. We are now in the throes of building a new home and looking forward to landscaping, painting, wallpapering and decorating.”

Before
Before

After
After

Also a standout in the home is the kitchen, with the revamp costing only $2,500. “We used a Rust-oleum product in Diamond White to resurface the benchtops; spray painted the Tassie Oak kitchen cupboard doors in an Antique White satin; painted the tiled splashback in a White Knight tile paint and replaced the handles with antique wrought-iron look ones. We also installed two overhead pendant lights above the island bench from Bunnings and matched these lights with the five-tier wrought iron light in the alfresco room.”

Now with one renovation, many decoration projects and even a few new builds under their belt, Yvonne has an abundance of advice for would-be renovators. “Go for it! You not only learn more on the way, but it’s so satisfying to know that you have achieved most of the work yourself. Also make sure that you not only keep to a strict budget, but have a contingency to work to in case you come across any unforeseen surprises, especially in older homes. We were one of the fortunate ones.”

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RENO ADDICT

5 questions with our real estate guru Mark Foy

As the principal director of Belle Property Surry Hills, Mark Foy really knows his stuff. Not only has he been the number one seller in Sydney’s Darlinghurst for the last three years, he also has a long history of exceptional sales results in the broader inner city. So we thought there was no-one better to answer the difficult questions on where to spend the big bucks when renovating for profit, how to pick the best agent and how to buy a property when you really have no idea what you’re doing! Mark will be Reno Addict’s go-to guy for all things real estate.

mark foy reno addict

1. What is ‘buyer beware’ and what should I look at?

Buyer beware basically means buyers need to do their own due diligence on a home. They can’t expect all the information to be given to them. If you’re buying a house you need to get a building inspection done or if your buying an apartment you should get a strata report done; a strata report is like a building report, it shows you the financials and the history of the building so you understand what you’re buying into. Also other things like doing council searches and seeing whether there’s going to be a building popping up across the road are important to do; it’s not the agent’s duty to disclose, but rather the buyer’s duty to seek out that information through their solicitor. And finally the buyer should have the contract reviewed by a lawyer prior to exchanging.

2. What value does a new kitchen add to a house?

It definitely adds a lot more salability to the property. You’d definitely get your money back and possibly a bit more. A kitchen is such a critical part of the house, you spend a lot of time there entertaining and preparing meals; so I think updating a kitchen for a sale is important.

3. How should I go about selecting an agent when selling?

The most important part of selecting an agent is understanding their experience. Are they local and active within the area, do they speak to buyers in the region and are they in touch with the market? You also have to find out how they’d go about handling the selling process. Starting from how they conduct their open homes and communicate with the owner and potential buyers, all the way through to picking an auctioneer come auction day. All these things come into play and they’re the things I’d want to know.

4. What are the big-ticket items to concentrate on when renovating to sell?

More important than kitchens and bathrooms is presenting a property that’s got a certain feeling about it. When a buyer walks into a property you’ve only got one chance to create that emotive feeling and it’s not through having a nice kitchen! It’s through making sure it’s furnished nicely, that it’s looking sleek with a new paint job, that the floorboards look nice or there’s a new carpet, that the garden’s presented well, that there’s music playing and then that it all comes together by being represented by a fresh looking agent out the front. All those things come into play, so that’s what I’d be focusing on when you’re renovating.

5. How much notice should I take of building inspection reports and should I ever buy without one?

I’d definitely get a building inspection report, 100%! It’s $400-500 and it’s peace of mind. Buyers aren’t builders and they don’t know what to look for, I think it’s critical that you get one. However, one thing to consider when you’re reading a report is the builders that do them are always going to describe the house in its worse condition, because realistically they’re protecting themselves. But in saying that it depends what and where you’re buying. If you’re buying an old 150-year-old house in the inner city then you need to understand that it’s going to need work done. However, if you’re buying a brand new house and it’s getting a bad condition report, then there’s something wrong. Therefore it’s important you consider where you’re buying and how long the building has been erected for.

–Contact Mark via his website or submit a question for him here.