Looking at the photos, the slab is 100mm+ above ground level and the garden beds are termite treated...as is the frame of the building...as is the slab.
A Complete Granny Flat Build
- Thread starter Mindmaster
- Start date
Looking at the photos, the slab is 100mm+ above ground level and the garden beds are termite treated...as is the frame of the building...as is the slab.
I highly doubt the painter did not do a very good job. Having met the builder you used and inspecting his work, I daresay its more that it that painters work wasnt up to the level the builder wanted. What is a decent job to others is a crap job in this particular builder's eyes.
I'm talking about where the slightest bit of wood on a window architrave having a tiny dent and the builder wanting it to be filled, sanded, repainted etc... stuff that most other builders (and clients) would deem to be acceptable to begin with.
If $260 per week wait is expensive then you probably went in over your head with this. If you can't afford these minor delays, then I think you miscalculated during your feasibility study.
Hi Nek. You are right. The builder is going out of their way to do a quality build and saying the painter did not do the job to the builder's standard would have been more accurate.
I'm treating property investment as a business where you try to maximize revenue and minimize expenses. It is not a matter of being able to afford $260 but trying to minimize lost revenue. If good tenants can be found that can handle being without blinds for a week or so, great. If not, then so be it.
Before and after pics from the builder on the repairs to the concrete in the backyard on the house side.
You can see the builder has gone out of their way to do an excellent job on the slab and the new are of concrete is better than the original concrete
You can see the builder has gone out of their way to do an excellent job on the slab and the new are of concrete is better than the original concrete
Attachments
Good question. The initial estimate has not changed and the only extra expenses were due to a flow meter and relocating the gas meters. I'm not 100% but I'm confident that the contribution levy for the council was included in the planning and development fees.
GF Finished
The GF has been finished, everything completed and the keys handed over to the PM who is now looking for tenants.
Kudos to the builder
Thanks to the the builder did an exceptional job. Listed below are just a few of the challenges they faces and how they went out of their way on this job
-difficulties with the tenants ie access to site, access to electricity
-an out of town and clueless client
-theft of building materials
-great communications, always available by email and telephone
-always willing to answer any questions, no matter how silly they may have been
-flexibility with payments (piecemeal payments with online banking)
-extremely high quality finish to the GF and the landscaping
-help and patience with details such as organizing gas and electricity meters
-attention to detail on the final finish, the end result looks awesome
I don't know most of what went into doing this job and these points are just the tip of the iceberg in terms of the builders professionalism, the extra work that they put in and the final high quality of the GF. I'd be delighted to recommend them so feel free to PM me if anyone wants their details.
Depreciation Schedule
Decided not to get a depreciation schedule. The company Depreciator were very helpful but with nothing to depreciate in the house and complete documents/invoices for the GF, the accountant said not to bother and they'll sort out depreciation.
What's left?
-tenants for the GF
-bank valuation
-a final run down of the numbers to calculate end yields and cashflow
The GF has been finished, everything completed and the keys handed over to the PM who is now looking for tenants.
Kudos to the builder
Thanks to the the builder did an exceptional job. Listed below are just a few of the challenges they faces and how they went out of their way on this job
-difficulties with the tenants ie access to site, access to electricity
-an out of town and clueless client
-theft of building materials
-great communications, always available by email and telephone
-always willing to answer any questions, no matter how silly they may have been
-flexibility with payments (piecemeal payments with online banking)
-extremely high quality finish to the GF and the landscaping
-help and patience with details such as organizing gas and electricity meters
-attention to detail on the final finish, the end result looks awesome
I don't know most of what went into doing this job and these points are just the tip of the iceberg in terms of the builders professionalism, the extra work that they put in and the final high quality of the GF. I'd be delighted to recommend them so feel free to PM me if anyone wants their details.
Depreciation Schedule
Decided not to get a depreciation schedule. The company Depreciator were very helpful but with nothing to depreciate in the house and complete documents/invoices for the GF, the accountant said not to bother and they'll sort out depreciation.
What's left?
-tenants for the GF
-bank valuation
-a final run down of the numbers to calculate end yields and cashflow
Congratulations Brendon. It's a nice feeling once a development is finished.
Cheers
Oscar
I would rethink getting about not getting that depreciation report. We had one prepared for our brand new GF and this year will be claiming $3800 towards depreciation. While this includes A/C and a shed etc, you may have had some of these.
While your accountant may know some things to be depreciated, they are not specialists. Spend the couple of hundred dollars and claim depreciation for the next 20 years.
While your accountant may know some things to be depreciated, they are not specialists. Spend the couple of hundred dollars and claim depreciation for the next 20 years.
He just paid someone XXX amount to build for him, he knows that the cost of the building is. He just gives that to his accountant and they will work it out over 40 years.
Humm.... if you paid approx $6k to $7k for the architect plan design, private certifier fees, there is a very good chance the S94 Contribution fee is NOT included in the pricing. Not many GF builder will include this in their quote, and expect you pay directly to Council. For Blacktown 2 Bed GF stands at $4833 till July 2013 At least this is is the invoice I got from them.
The S94 contributions should have already been paid.
The granny flat CDC would not have proceeded without it.
The other answer is that the council you're in don't charge it.
Easiest way to confirm is to call up the council and ask them the question that if you were planning to build a granny flat in the same suburb (don't reveal street name or other details) if a Section94 fee applies.
The granny flat CDC would not have proceeded without it.
The other answer is that the council you're in don't charge it.
Easiest way to confirm is to call up the council and ask them the question that if you were planning to build a granny flat in the same suburb (don't reveal street name or other details) if a Section94 fee applies.
Humm.... if you paid approx $6k to $7k for the architect plan design, private certifier fees, there is a very good chance the S94 Contribution fee is NOT included in the pricing. Not many GF builder will include this in their quote, and expect you pay directly to Council. For Blacktown 2 Bed GF stands at $4833 till July 2013 At least this is is the invoice I got from them.
Yea, you're right. He actually paid exactly $5,480 for the entire approval, not including the S94 Contributions at Blacktown CC.
Entire Approval included NSW Builder's Long Service Levy, Engineering, Specs, Survey, BASIX, Sydney Water Approval, All Architecturals, Council Lodgement Fees, CDC Approval, Certifier Inspections and the Final Occupation Certificate.
FYI nek, Blacktown do charge a S94 fee and Mindmaster did pay it.
Brazen.
Thanks for clarifying that. I put calling the councel to chekc on my list of things to do. Unpaid bills to the gvt in any form are bad news and will eventually come back to haunt you if not paid.
Can't we use Container or Prefebricated House for Granny?
Hi,
I am new to IP business, but just wondering can't we use Container House/ Prefebricated House directly from china and install as Granny Flat?
I show it on AliExpress some seller are selling PreFeb house for around $4000 + Installation cost... I reckon It will be cheaper than build Granny flat.
http://www.aliexpress.com/item/pref...e-moveable-house-modular-house/857766317.html
Sorry I am not sure this house are approved by council or not..
Please let me know your thought...
Hi,
I am new to IP business, but just wondering can't we use Container House/ Prefebricated House directly from china and install as Granny Flat?
I show it on AliExpress some seller are selling PreFeb house for around $4000 + Installation cost... I reckon It will be cheaper than build Granny flat.
http://www.aliexpress.com/item/pref...e-moveable-house-modular-house/857766317.html
Sorry I am not sure this house are approved by council or not..
Please let me know your thought...
All that glitters is gold...
Trouble getting tenants
It has been over a month now and still no tenants.
There have been plenty of open houses and people visiting but no one signing up. The feedback is that people are put off by the small bedrooms and no off street parking.
Small bedrooms goes back to my mistake of settling for a 45m2 GF that fit nice and neatly on the block. Very dumb. No off street parking is to be expected because getting a block that is suitable for a GF and has parking for the GF without spending a lot is very difficult.
Price went from $270 a week, to $260 a week with a week free rent thrown in and has just been dropped to $240. Now to sit back, think positive thoughts and hope a tenant signs up soon.
It has been over a month now and still no tenants.
There have been plenty of open houses and people visiting but no one signing up. The feedback is that people are put off by the small bedrooms and no off street parking.
Small bedrooms goes back to my mistake of settling for a 45m2 GF that fit nice and neatly on the block. Very dumb. No off street parking is to be expected because getting a block that is suitable for a GF and has parking for the GF without spending a lot is very difficult.
Price went from $270 a week, to $260 a week with a week free rent thrown in and has just been dropped to $240. Now to sit back, think positive thoughts and hope a tenant signs up soon.
