$8000 may not be expensive as it depends on how big the patio is. It's roughly around $350 psqm without concrete slab. Minimum patio size is 3mx3m. We added a patio and it cost us around $3k for 3m x 3m.
I think it's worth it considering as it's under roof. For the same size in Colourbond you will still need to pay around $1000 including install and excluding slab. If it's any bigger than 3m X 3m, I would be going for colourbond or even a pergola.
The only thing I ever buy/upgrade from the builder (they add their margins on top) are:
- deadlocks to all extrenal doors
- Motorised garage with 2 remote controls around $550
- if not panelift then upgrade to panelift doors
- upgrade all internal doors to Colonial
- If not stainless steel then upgrade to stainless appliances
- depending on the quote - get overhead cupboards for the kitchen. If overhead cupboards is too expensive then just upgrade from slide out rangehood to canopy rangehood. (slideout ones require overhead cupboards)
The canopy will look just as nice and if you really want, you can put up two shelves on either side for decoration.
- rendering to the front only or depending on the quote, rendering to the whole house or rendering to the front with paint and bag to the sides and rear. (this is usually cheaper than changing the facade i.e potico, gables etc)
-brick rendered letterbox $350
If you want a brick house then you will need some nice features but if you plan to render it then you probably don't need to upgrade the facade as the rending will make it look really nice once comepletely finished with garden, blinds etc
For everything else, I try to pick colours, taps, tiles, laminates etc within the standard range. Some builders have limited choices but it doesn't matter to me coz it just makes the decision easier to make.
I feel that people don't judge a house just on one or two things i.e plastic moulded basins instead of semi-recessed procelain...it's the whole package and how liveable it will be. Otherwise it's very easy to get carried away at colour selection. When there are 10 different door handles in frontof you ofcourse you wnat the nicest one but I mean, I don't even notice the door handles at home and don't care either.
Then you will probably need to set aside around $20k to finish off the house.
- 2 air conds (1) to main and (1) to living
- fans to all bedrooms and family
- downlights over kitchen bench and hall at front door
- if builder doesn't inc exhaust fans then you might aswell put tastic lights
-upgrade to all double power points and an extra power point at the kitchen bench, 1 extra phone line in master bedroom or study
- tv antenna
- security screens to all windows and doors or an alarm system (the alarm is cheaper..it's around $1200 no back to base) but I always go for security screens about $2k
- dishwasher not necessary for a rental...quite a hassle actually. i only get it if the builder throws one in for free.
- tiles, carpets, landscaping, fencing, light fittings, blinds, etc
