Renovation - order and budget

[Jamesw]

Hi guys

I've been reading this forum ever since I started looking for my first IP (over 3 months ago) and found so many useful threads which eventually helped me during the buying stage. I just purchased a 4x2 property in Perth yesterday that requires a lot of work (1973 built). Everything (except for 1 air-con unit in a bedroom) is still in working order when we tested it during the inspection, but appears to be very old, dirty, and could break down anytime soon.

Basically, I'm planning to re-do the entire kitchen (including cabinets, sink, oven, cook-top etc), most if not all the flooring (using click lock floorboards), new skirting, repaint the walls and ceiling, re-tiling of bathroom floor, remove the non-functioning air-con unit in the bedroom, and rendering to the front of the house (so it appears to be newer).

I am hoping someone can help me on what I should start with? What is the most logical order to complete the above? Also, how much should I budget for all these (approximately, it will be rented out so it just needs to look nice)

Any help would be greatly appreciated. Thanks.

 

[goonandtell]

you don't sound particularly experienced in renos, so this will be an eye opener when you do it. You haven't been clear but i think this is an IP in which case time is a major factor.

Budgeting from what you have said is damn hard but here are some melb back of the packet stuff.
Kitchen Cabinets & bench 3.5k, installation 1.5k
Tiles 1.5k, installation 1.5k
Sparky 2k
Plumbing 2k
Render 3k
Plaster 1.5k
Painting 4k
Carpenter 2k
Flooring? 10-15 per m^2 installed + cost of purchase


Rough order of business
Disconnection of appliances, etc... Sparky & plumber First day
Demolition/removal of kitchen, old tiles, etc... 1 week
Rough in work of sparky and plumber 1 week (it will take less time but one of them will come 4 days late)
Handyman or Carpenter to build a bath box if required.
Plasterer, some of these guys will render as well - you will need to resheet the bathroom if you have ripped out the tiles
Waterproofer
Cabinet Maker
Tiler
Fit off - Sparky and Plumber
Main painting
Floor
Carpenter for skirts
Painter again

 

[Jamesw]

Thank you. You're definitely right about this being an eye opener. I've only budgeted 20k for this reno, so I may have to cut certain things out if I want to stay within budget. I just want this place to look right so I can attract the right type of renters at a decent rental rate.

The re agent told me I can get 400 pw without doing anything in today's rental market... But I think she's being way too optimistic to say the least. I do however believe that I can get 450 to 500 if I make this place cosmetically more attractive.

Settlement not for another 30days so I have a bit of time to plan. I might just do the kitchen, floors and a fresh coat of paint and see the result. I've redone the flooring and skirting before, so it shouldn't be any harder this time around. I'll prob get the kitchen removed and installed by a kitchen specialist and aim to tackle the rest myself.

2k for plumber and another 2k for a sparky sound a bit excessive... I didnt even realise I'll need them for more than a few hours... Disconnection and reconnection of gas to cook top and oven...

 

[goonandtell]

2k for plumber and another 2k for a sparky sound a bit excessive... I didnt even realise I'll need them for more than a few hours... Disconnection and reconnection of gas to cook top and oven...

Its my standard allowance for back of envelope work, what if the old cooktop requires a bigger gas pipe or the whole kitchen is powered up usign paper clips and duct tape. I also tend to move things around a little which adds to the time & materials.

A same location disconnect and reconnect should easily be < $1k but i always like to have the dollars up my sleve.

 

[Jamesw]

thanks again goonandtell.

I've just gotten a quote from IKEA to remove the old kitchen (I just need to provide a bin) for $350 if I buy the kitchen and appliances from them (also a $220 call out charge for site measure). Has anyone used their service before?

I'll be placing the sink, oven and cook-top exactly where the old ones were. So hopefully all the piping would be at least similar.

The entire kitchen including oven and cook-top is still working, but very out-dated. If anyone in Perth wants a free dated, but functional kitchen, and is willing (and able) to dissemble, let me know.

 

[younguns]

Hi James,
We started our reno last year and I advertised our old kitchen, patio, light fittings etc and a whole lot of other stuff on gumtree. I ended up making around $4,000 which came in very handy. Even if it is an old kitchen you could try advertising it on gumtree.

 

[Jamesw]

Thx younguns. I'll try to ask the agent to allow access to the property so I can take a few photos. I just can't imagine where people would use 40+ year old appliances and cabinetry. It would definitely surprise me if I actually get some money in return for it. Thx again. My offer is still available to anyone reading. As long as you can remove the entire kitchen in a clean and professional manner, you can keep all parts for free (not just take what you want and leave the rest).

 

[big_head]

Why not just replace the bench tops and cabinet doors if you aren't planning on moving the appliances for the kitchen? Same can be done for the bathroom. If the tiles are in good condition, but ugly, just paint them. The bath can be resprayed to save the trouble of replacing it.

If i was in your shoes, i would be paying trades people by the hour/day. Make sure you hang around and help out/motivate them. Any demolition work should be done by you to save money, as well as any painting work. Get lots and lots of quotes. Each quote you get you will learn a bit more. Chances are tradies will want to do things different ways. By the time you get to the end of your quotes, you will have a good idea of the lingo and be able to offer alternative ways for the tradie to do the work. The importance of this, you sound like you know whats going on. Very very important, especially if you are paying by the hour.

Break each job down into how many hours you think it will take to complete to budget. You'll get a good idea quickly on the tradies that want the work and who is taking the ****. This will especially help you out if you do decide to use fixed price quotes.

Good luck and have fun!

 

[Jamesw]

Never thought of that. Great advice buddy. I guess replacing doors and bench top could work... But wouldn't I then need customised doors and drawers to fit existing cabinets? I thought it might be cheaper to get Ikea Kits. I'm probably wrong though. Just thought that it may be easier to rebuild.

The previous owners glued cheap vinyl as flooring and half walls to the bathrooms. Wasn't even stuck on property with badly cut edges and corners. Can't think of another solution other than pulling it all out and tile instead.

As for the rest, I am planning on hiring trades and handymen by the hour and supervising them whilst helping them myself. So there won't be any ****ing around.

 

[jrc77]

Jamesw,

I''m in the process of doing something similar (first time renovation) and it sounds very similar in scope to what you did.

How did you get on in terms of time and sticking to your budget?

Any tips you would suggest on organizing the various trades?

Regards,

Jason

 

[westminster]

Hi guys

I've been reading this forum ever since I started looking for my first IP (over 3 months ago) and found so many useful threads which eventually helped me during the buying stage. I just purchased a 4x2 property in Perth yesterday that requires a lot of work (1973 built). Everything (except for 1 air-con unit in a bedroom) is still in working order when we tested it during the inspection, but appears to be very old, dirty, and could break down anytime soon.

Basically, I'm planning to re-do the entire kitchen (including cabinets, sink, oven, cook-top etc), most if not all the flooring (using click lock floorboards), new skirting, repaint the walls and ceiling, re-tiling of bathroom floor, remove the non-functioning air-con unit in the bedroom, and rendering to the front of the house (so it appears to be newer).

I am hoping someone can help me on what I should start with? What is the most logical order to complete the above? Also, how much should I budget for all these (approximately, it will be rented out so it just needs to look nice)

Any help would be greatly appreciated. Thanks.

If it is rentable 'as is' for $400 (and rents are currently astronomical so you might get it) then have you considered just leaving it as is then doing the reno later on when you can claim it on your tax?
If you do it before tenants move in you can't claim, but you do it after your first tenants leave then you can claim it.

 

[Ardent Investor]

Kitchen

Hi James,

regarding the kitchen. My advice would be to purchase a kitchen from Ikea that works with your layout, then select a kitchen top from a wholesaler. The ikea cabinets are good quality for price but the tops are rubbish. Alternatively, you can find decent second hand kitchen cabinets in the quokka or on Gumtree. Take care not to overspend on your renovation.

Cheers

 

[CHAOS]

If it is rentable I would rent it for 6-12mths. Take plenty of photos, measurements beforehand. While it is rented then get quotes and prices, what will you outsource, or do yourself, timeframe and make a plan. If you plan on holding it then it may be worth a chat with your accountant becasue some things may be a repair and some an improvement etc. You could also elect to update different parts of the house in between tenants. I guess it depends how much extra $ per week you get in return for the $ spent on reno.

If you decide to reno straight away. You could advertise the old kitchen for free on Gumtree with the condition that they are to dismantle it. Saves you $350.

 

[jrc77]

All,

I revived the five month old thread to see how James got on ... I hope he has well and truly finished the reno by now

Jason

 

[CHAOS]

jrc77 - thanks for pointing that out. I feel like it is April fool's day.

How did you go with your reno endeavours?

 

[M.Investigator]

Do you have somebody to like your trusted handyman who can sit down and estimate for you? This seems to be a big load for you. Do you consider getting some secondhand kitchen stuff? Get quotes and study your budget

 

[BFT]

I just finished a similar reno on our property, took three months but only tradies I hired was a tiler. Property was 30+ years old and everything was quite outdated. Changed kitchen doors and benchtops (upright cooker was newish and a good brand so I left it), painted the actuall cabinets in gloss white. Just this absolutely transformed the whole kitchen.

Painted the entire house inside including ceilings and some windows on the outside, changed all the windows (x5) on one side of the house as they were timber and very rotted, to alluminium (installtion was done by window supplier). Tiled floor in laundry and toilet to replace old vinyl flooring, put a couple of cabinets in laundry as there was only just the trough, new toilet, retiled bathroom walls, new door furniture throughout, new fittings e.g towl rails, toilet rool holders etc, new taps and showerhead, new carpet in lounge area.

The house now looks like a different house inside. Spend? $12k