No, not yet. We’ve got good tenants in there now on a 12 month lease so will look at it in a year. From what I’m reading, yea it seems GC Council have a better/faster/easier system under the MCU (‘Material Change of Use’) provisions. On another point the Council rates are not so pretty :)
It’s absolutely essential that you plan for adequate separation and privacy! Check out this guide on the importance of this: http://www.grannyflatapprovals.com.au/granny-flats-privacy-separation
I too have a property on the Gold Coast (Isle of Capri) and am looking at an attached ‘granny flat’ on the upper level.
Gold Coast Council do allow a secondary dwelling to be created and they call it an ‘MCU’ which means a’Material Change of Use’ application under their development policy. Their policies are actually quite supportive…[Read more]
I’m not sure I agree with this Richard.
I do around 250 granny flat approvals annually. I always stay in touch with my clients post-construction and they pretty much all get re-valuations. I’m yet to see an investor cry that the valuation fell short of the construction cost. Since 2009, the major banks are seeing granny flats (especially the NAB…[Read more]
Hi there Blueline,
Yea I’m still designing, approving and helping with building granny flats for my clients. The unique thing I offer is a ‘co-op’ for investors looking for the best-build-for-the-money. What does this mean?
It means having someone there on the inside looking after your investment goals and interests- an impartial advocate who…[Read more]
Brazen replied to the topic Living in unapproved granny flat whilst renting out the house? in the forum Help Needed! 7 years, 5 months ago
Yes, you can indeed get approval for a ‘Granny Flat Conversion’ post-construction (ex post facto) and this is achievable under the NSW State legislation in many cases. This rule hasn’t exactly changed but it’s a little known fact that you can do it despite even the legislated nominal setback prescriptions. I have a lovely email from the NSW…[Read more]
Brazen replied to the topic Does a granny flat have to be at back of the house ? in the forum Value Adding 7 years, 5 months ago
Yes it is extremely rare. I’ve done two approvals for granny flats in front yards now (that’s two out of over 600 in 4 years!)
One of them is described here: http://www.grannyflatapprovals.com.au/projects/dee-why
As stated above and to elaborate, the adjoining two dwellings need to be set far forward and your main dwelling (naturally) must be…[Read more]
You can certainly fit 2 bedrooms into a 45 sq m granny flat (as a minimum) bit it does get a bit tight to be honest. Some tenants prefer bigger (or more) granny flat bedrooms whilst others want more living and dining space. The reality is that, for rental advertising, two bedrooms sounds better than just one. That is, it will get more rent as a 2…[Read more]
Great, except lock-up stage is abut 25% of a build and you're not including granny flat approval, site costs, connection to services and all of the internal works?
How is that in any way a realistic build rate?
You might as well say we do it for free- except you need to pay for the entire supply, design, approval and build.
Brazen replied to the topic Cost of demolition of home and building duplex/with/without granny area in NSW in the forum Yea, you can’t have a duplex 8 years, 3 months ago
Yea, you can't have a duplex AND a granny flat. A granny flat is a 'secondary dwelling' and the legislation clearly states:
Division 2 Secondary dwellings
In this Division:
development for the purposes of a secondary dwelling includes the following:
(a) the erection of, or alterations or additions to, a secondary…[Read more]
Brazen replied to the topic Would it be advisable to purchase ready mate flats or work with a home builder for this? in the forum Opinionated! 8 years, 3 months ago
A granny flat is certainly a good income strategy for most people. The important thing is to plan the build so that it's attractive to the tenant. This means maximizing separation and privacy! Check out this guide on how to achieve this: http://www.grannyflatapprovals.com.au/granny-flats-privacy-separation
I hope it…[Read more]
Any cost for a granny flat build and of course, on-going maintenance, is tax deductible.
You can use a quantity surveyor for calculating depreciation but generally you'll use a proportion system for depreciation.
As always, talk to your accountant for the best advice on tax.
Brazen replied to the topic How to invest in positively geared property using infil laws in the forum Creative Investing 8 years, 3 months ago
Well, secondary dwellings (granny flats) are effectively free for investors:
1. Spend $100,000 to build a quality granny flat
2. Rent tit out for, say, $400 per week
3. Tenants take 6 years to pay it off for you – cost =$0
4. Live off the rental income from front and rear dwellings forever!
5. Rinse and repeat 4-5 times (depending on LVR) and…[Read more]
Brazen replied to the topic Converting a garage to granny flat in Sydney – can it be done?? in the forum General Property 8 years, 3 months ago
You can actually convert an existing garage or shed into a granny flat (granny flat conversion) through the NSW State S.E.P.P.
Take a look at the following guides and process/pricing info:
Process & Pricing: http://www.grannyflatapprovals.com.au/garage-conversions
Guides on BCA and BASIX Compliance for…[Read more]
Yea I do probably 50% of granny flat approvals in the western Sydney region. Next would be south and south western Sydney (Campbelltown etc). I think the prices quoted in the article were quite high? Modular homes are not able to be approved as granny flats under the SEPP, so this article is flawed. Here's the Department of Planning circular on…[Read more]
I'm pretty sure that unit you linked is not BCA compliant for a habitable dwelling. Remember that granny flats must meet BASIX (energy efficiency) regulations too.
1. R 3.0 insulation to walls and roof plus R1.5 to sub-floor. This will vary depending on region.
2. 2.4 metre internal wall heights. If it's a cathedral ceiling it must…[Read more]
hmm I don't think adding Foxtel will increase your rent by the amount your paying for it.
An option would be to have it available for your granny flat tenants and give them the choice to pay for it. You cant really make a profit from it, and if the tenant doesn't want it, you're paying for nothing, no?
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