I have been planning to upgrade my IP kitchen and needing some advice and comments as I try to maintain tight budget ($5000 as a discipline) while coordinating suppliers. Basically, replace old 32 mm laminex benchtop with new 30 mm caesarstone benchtop, replace old 900 Chef electrical cooktop with new 600 cm ceran cooktop, remove a drawer cabinet and replace with a cabinet with 2 drawers and a Fisher and Paykel dishdrawer, and replace old top mounted 2 tub sink and drainer with new undermount 1 and 3/4 sink.
So far, I have these elements purchased or in order, largely retaining the layout of the existing kitchen but simplified somewhat (a J instead of a C shape)
1) Olle 60 cm ceran cooktop
2) 30 mm caesarstone benchtop, including installing sink
3) 1 and 3/4 undermount Kleenmaid sink (use existing mixer)
4) F&P dishdrawer
5) new flatpack dishdrawer cabinet
I will be given 7 days to interrupt the tenants use of the kitchen.
I plan to split the work during those days:
2 days to remove old laminex benchtop and discard an old section of drawer cabinet
2 days for benchtop suppliers to install new caesarstone benchtop and cut at site to fit ceran cooktop
2 days to connect electrical and plumbing.
1 day contingency to tidy up.
First advice needed: how to remove the old 32 mm laminex benchtop with minimal damage to retained cabinet carcass? I will use the circular saw to sever just the section of the benchtop with the discarded drawer cabinet. I will unscrew all holding brackets and pry benchtop (also use chisel?) with crowbar if there is glue applied.
Problem: If there is glue applied between cabinet carcass and benchtop will mechanical separation damage the cabinet? Is there a softening agent to apply to glued joints first that will facilitate removal and not damage the cabinet carcass? Any special tool that I can get for this job?
I envisage minimal cost for hot wiring the new 60 cm ceran cooktop to replace the old 80 cm Chef electrical cooktop or to extend a new powerpoint for the dishdrawer as the house has a wooden floor and is elevated on stumps. Reconnecting the plumbing to the new sink should not be difficult.
I do not envisage difficulty with assembling the new flatpack cabinet and is prepared to accept the difference in colour and woodgrain finish between the new cabinet and the panels of the existing kitchen cabinets. Removing a drawer cabinet will expose the wooden flooring which will be covered with a rug.
Trying to harmonise the finish of the new and old panels will be for a future date. Probably by replacing sections of old doors with new ones. The finish of the old kitchen floor will be existing vinyl covering. I will be upgraded to tiled flooring at a future date. Also replacing the 900 Chef cooktop with a 600 ceran cooktop will show a mismatch with the existing 900 canopy rangehood, which I am prepared to accept as long as the rangehood is bigger than the cooktop and not the other way around.
Problem: How will the flooring be tiled? Should I just nailed cement sheets over the existing vinyl covering of the kitchen floor, apply glue and new tiles with a small aluminium section to separate the kitchen floor from the family floor.
On the financial aspects of this exercise, I think it will be cashflow contributing by 5 or 6 years (depreciation and rent increase). IRR is estimated at 13% over 5 or 6 years, assuming that the undepreciated items 2 and 5 will appreciate at 5% p.a. (it will depend alot on CG).
Problem: Are the kitchen enhancements sufficient to apply for a top up of loan with my lender? I have also put on polycarbonate roofing to parts of the pegola since the last top up about 8 months ago. But the last top up was based on a value of the property about 25k less than the last advertised price of a neighboring property sold recently.
Have I missed anything significant? Any tricky part that I need to be aware of other than the problems I have raised above? I would be grateful for the input of those who are experienced in renovation, especially those who are DIY and hands-on forumers.
So far, I have these elements purchased or in order, largely retaining the layout of the existing kitchen but simplified somewhat (a J instead of a C shape)
1) Olle 60 cm ceran cooktop
2) 30 mm caesarstone benchtop, including installing sink
3) 1 and 3/4 undermount Kleenmaid sink (use existing mixer)
4) F&P dishdrawer
5) new flatpack dishdrawer cabinet
I will be given 7 days to interrupt the tenants use of the kitchen.
I plan to split the work during those days:
2 days to remove old laminex benchtop and discard an old section of drawer cabinet
2 days for benchtop suppliers to install new caesarstone benchtop and cut at site to fit ceran cooktop
2 days to connect electrical and plumbing.
1 day contingency to tidy up.
First advice needed: how to remove the old 32 mm laminex benchtop with minimal damage to retained cabinet carcass? I will use the circular saw to sever just the section of the benchtop with the discarded drawer cabinet. I will unscrew all holding brackets and pry benchtop (also use chisel?) with crowbar if there is glue applied.
Problem: If there is glue applied between cabinet carcass and benchtop will mechanical separation damage the cabinet? Is there a softening agent to apply to glued joints first that will facilitate removal and not damage the cabinet carcass? Any special tool that I can get for this job?
I envisage minimal cost for hot wiring the new 60 cm ceran cooktop to replace the old 80 cm Chef electrical cooktop or to extend a new powerpoint for the dishdrawer as the house has a wooden floor and is elevated on stumps. Reconnecting the plumbing to the new sink should not be difficult.
I do not envisage difficulty with assembling the new flatpack cabinet and is prepared to accept the difference in colour and woodgrain finish between the new cabinet and the panels of the existing kitchen cabinets. Removing a drawer cabinet will expose the wooden flooring which will be covered with a rug.
Trying to harmonise the finish of the new and old panels will be for a future date. Probably by replacing sections of old doors with new ones. The finish of the old kitchen floor will be existing vinyl covering. I will be upgraded to tiled flooring at a future date. Also replacing the 900 Chef cooktop with a 600 ceran cooktop will show a mismatch with the existing 900 canopy rangehood, which I am prepared to accept as long as the rangehood is bigger than the cooktop and not the other way around.
Problem: How will the flooring be tiled? Should I just nailed cement sheets over the existing vinyl covering of the kitchen floor, apply glue and new tiles with a small aluminium section to separate the kitchen floor from the family floor.
On the financial aspects of this exercise, I think it will be cashflow contributing by 5 or 6 years (depreciation and rent increase). IRR is estimated at 13% over 5 or 6 years, assuming that the undepreciated items 2 and 5 will appreciate at 5% p.a. (it will depend alot on CG).
Problem: Are the kitchen enhancements sufficient to apply for a top up of loan with my lender? I have also put on polycarbonate roofing to parts of the pegola since the last top up about 8 months ago. But the last top up was based on a value of the property about 25k less than the last advertised price of a neighboring property sold recently.
Have I missed anything significant? Any tricky part that I need to be aware of other than the problems I have raised above? I would be grateful for the input of those who are experienced in renovation, especially those who are DIY and hands-on forumers.
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