IP with Granny flat

[Propertunity]

Way around it I guess is to have a head lease and sublet especially if in a uni precinct.

That has always been the "fall-back position" or "work around" Michael.

I'm sure, like most governements that rush legislation through, that they have not thought of all the possibilities that may occur 'down the track'.

I know in some states you sign a stat. dec. stating that the g/flat or bungalow (for the Victorians) will only be inhabited by a family menber.

So what are you supposed to do with it after the elderly parent passes on?

What if you are renting the g/flat on a separate lease (as allowed under the NSW legislation) and then you get posted to a different state for work? Are you supposed to leave you house vacant? or evict the granny flat tenant and lease out the house?

I hesitate to say that "common sense" should apply in these cases. But we all know that common sense is not that common

Meanwhile, while you are all discussing the pros & cons, I shall contine on my buying of these types of properties

 

[Player]

........................

I'm sure, like most governements that rush legislation through, that they have not thought of all the possibilities that may occur 'down the track'. ......................I hesitate to say that "common sense" should apply in these cases. But we all know that common sense is not that common

Of course, common sense and councils .........it should have twigged; how remiss of me

Enjoy your buying spree Mr. Prop and thanks for the info.

Looks like it's a bigger goer in NSW (for now). Victoria (hence the name) is far more conservative. Stat decs indeed

 

[neK]

I just gave Planning NSW and Parramatta Council a call.

They dont care if its rented out to 1 family, or two separate groups of family.

Planning NSW said its fine and Parramatta Council said its got nothing to do with them.

Downside however is that I i want to put up a fence to divide those two properties they want me to submit that through a DA.

Last time i called them about a fence, I told them I wanted to put up a fence on my boundaries (as there is no fence), they said its fine and I dont need DA approval. So im really confused as to why if i want to put up a fence in the middle of my property i need DA approval.

 

[Propertunity]

I'd personally ignore the 'DA for a fence' - sheer nonsense. Ring and talk to a different council officer and you'd get a different answer no doubt (much like the ATO)

You can fence what you like on your own land.

Thanks for sharing about the renting situation though - good news

 

[Perp]

I just gave Planning NSW and Parramatta Council a call.

They dont care if its rented out to 1 family, or two separate groups of family.

That's great news. Just make sure your insurance policy covers dual occupancy, too.

 

[twodogs]

I have seen a couple of councils whose rules state that sites with a "secondary dwelling" must have either the secondary or principal dwelling occupied by the property owner. One example is Wollondilly, who acknowledge that the granny flat can be approved under the NSW code, but still stick to their old rules that only allowed GF for owner occupiers. So, while they can't stop the GF from being built, they do appear to want to control who can live there.

My sister lives in Marsfield (Ryde Council) and before the NSW rules came along she reported to the council the illegal dwelling built in the back yard in her neighbour’s property. (This guy have about 10 international students living there she was quite right to do so). The Council initially ordered it to be demolished but the neighbour of course did not comply. Since then, the Council have approved the dwelling under the NSW code. So there is an example of non owner occupied secondary dwelling, and a dodgy one at that, being approved by a Council who does not like GF’s!

Nothing in anything from NSW planning or the legalisation that I have read puts rules on who can live in either dwelling. The only term that has a definition is "secondary dwelling", and states it must be associated with a "principal dwelling", for which I can't find a definition

One for the lawyers perhaps.

 

[josko]

I just gave Planning NSW and Parramatta Council a call.

They dont care if its rented out to 1 family, or two separate groups of family.

Planning NSW said its fine and Parramatta Council said its got nothing to do with them.

Downside however is that I i want to put up a fence to divide those two properties they want me to submit that through a DA.

Last time i called them about a fence, I told them I wanted to put up a fence on my boundaries (as there is no fence), they said its fine and I dont need DA approval. So im really confused as to why if i want to put up a fence in the middle of my property i need DA approval.

Hi nek,

Ignore the DA for a fence what a load of rubbish! Ring them again if you want to put your mind at rest.

Just make sure you have the actual boundary pegged out - don't go off concrete path lines or gardens etc!

I am happy to say that I have DA approval for my dual dwellings - I even get two lots of garbage bins. I have heard different stories and have been told different stories by Council as to rental status. ( Suprise, shock, horror!) Do they even know?


Regards JO

 

[neK]

hmmm garbage bins. I forgot about that one.

I wonder how that is going to work considering im not actually sub dividing.

Can i just buy some bins from the council and assume they will empty it?

 

[Propertunity]

Can i just buy some bins from the council and assume they will empty it?

NO

Just ring council and ask them for an extra garbage bin, recycling bin & green bin (if the granny flat has grass to be cut & plant waste). Many larger families get extra bins (and they charge you a bit extra for the priviledge) - it is no big deal.

 

[twodogs]

And what happens with street numbers. Does this need to be officially applied for, or just pop up a letterbox with your street number and 'A' ?

 

[stinadaze]

Throwing a wild question out there.....

can one split a 2 storey house into 2 dwellings? Separate entrances from the outside, one leads to downstairs and another upstairs. They will be totally separate. It’s like a duplex, but on top of each other rather than next to each other?


Anyone ever heard/seen this? Who would i need to speak to about something like this?

 

[Y33]

Some other things that need to be taken into considerations are utilities, separate gas or electric meters, telephone lines, insurance both LL and property, etc.

I have a 3BR elevated house with a self contained 2BR unit built in under the house. The upstairs is rented out long term leases and downstairs is used for us or friends when visiting oz. Occasionally the unit is rented out to students or other clients for short term. The benefit for us of this situation is always having a place to come back too for a short or long time whilst still receiving an income from the property. This type of situation doesn't suit everyone but works reasonably well for us with the odd hiccup.

Also pays to have a good pm that doesn't mind this type of set up.

 

[Propertunity]

And what happens with street numbers. Does this need to be officially applied for, or just pop up a letterbox with your street number and 'A' ?

No official application needed. Just extra letter box with 'A' - the postie will work it out.

 

[Propertunity]

can one split a 2 storey house into 2 dwellings? Separate entrances from the outside, one leads to downstairs and another upstairs. They will be totally separate. It’s like a duplex, but on top of each other rather than next to each other?
Anyone ever heard/seen this?

Yes, this can be done. There are plenty of examples around.

It is not 'ideal'. There can be noise transmission - mostly from the floor upstairs onto downstairs ceiling.
I never like the idea of someone cooking underneath me - think grease / chips fire.

It is also much harder to separate the electricity for separate metering.

Better to have separate buildings IMO.....but that is just a personal preference.

 

[stinadaze]

I agree separate buildings are generally more ideally. but at this point in time we are just brainstorming and going through all possibilities/scenarios, what works what doesn’t etc.... I too prefer no one beneath or on top, but i guess its the same as a unit at the end of the day.

Thanks for the feedback though

 

[ritchie77]

Electricity

Just further to above post re electricity how have people found it to get seperate meters for electricity and water.... Will Telstra/Sydney Water do this anytime or do the dwellings need to have council approval and seperately registered etc??

I have recently seen a number of properties and considering them (like most people on this thread) and was wondering if people would consider the following:

A) Rent main property and g'flat/garage out to seperate families with rent inclusive of bills (and factor this in)
B) Rent to 2 x seperate families and charge the main house the electricity only (with a slight reduction in rent)
C) Make both families pay for the electricity on a %basis based on rent or size of land. Presume put the electricity in the name of the family but would need a trustworthy person(s) in the g/flat or garage to ensure bills paid sufficiently.

Feedback would be interesting in this regard.

Thanks

 

[Propertunity]

A) Rent main property and g'flat/garage out to seperate families with rent inclusive of bills (and factor this in)

You can do this.

B) Rent to 2 x seperate families and charge the main house the electricity only (with a slight reduction in rent)

You cannot do this.

C) Make both families pay for the electricity on a %basis based on rent or size of land. Presume put the electricity in the name of the family but would need a trustworthy person(s) in the g/flat or garage to ensure bills paid sufficiently.

You cannot do this either.

Telstra does not provide electricity in this country - just telecoms
Energy Aust will.
Allow about $1,500 to $2,500 to separate electricity and get a sep meter.
As a LL wear the water bills (and include in rent amount)
or put in a flow meter from the house to the granny flat and have the PM read it each water bill time and make the adjustment - this you can do if you have readings.

 

[ritchie77]

Sounds like the seperate meter may be the way to go....

The cost you mentioned of $1,500 - $2,500 is this payable to an electrician or Energy Australia? This sounds like the best option going forward and maybe save a lot of hassle......

Is there any problems doing this with council or do they not need to be involved....

Thanks in advance!

 

[Propertunity]

The cost you mentioned of $1,500 - $2,500 is this payable to an electrician or Energy Australia?

A sparkie will ready everything and then call in a Energy Aust contractor to do the actual meter - so both.

Is there any problems doing this with council or do they not need to be involved....

Nothing to do with council. If you had a shed out in your back yard and you wanted to track electricty use for your hobby out there, then you can get it separately metered.

 

[ritchie77]

Thanks Propertunity... Right anyone know of any sparkies specialise in this or is it a general thing most of them do......

Sounds like this may be the best option going forward and the least hassle!