PropertyInvesting.com | fernfurn | Activity

fernfurn replied to the topic Structural cracking house valuation in the forum Help Needed!

Wed, 14 Mar 2007 06:03:09 +0000

Just get 2/3 real estate agents in and choose the quote you like the best. You don’t really care how much to fix etc. you want to know what the actual value of the place is and a real estate agent will know (roughly) how much someone will pay with cracks etc.

Fern

fernfurn replied to the topic Build envelope in the forum Value Adding

Thu, 14 Dec 2006 09:26:28 +0000

Just lost my whole post. Here goes again.
There have been some problems with this piece of land and Im seriously hoping it will go again after Xmas. 60/40% was right but the 40% cant include “front” of block or sideways and must be in one piece ideally 10mts x 4mts for outdoor living. The 40% includes the whole land, including the original…[Read more]

fernfurn replied to the topic Interest rates in the forum No Subject

Thu, 14 Dec 2006 08:50:27 +0000

As the ANZ is offering fixed rate for 10 years at 7.55% and the fixed is usually more than the variable, and because I think the banks are really clever and make milliions, I cant see them offering said 7.55% if they think the next interest rate adjustment will go up. Whats everyone else thoughts on this?

Fern

fernfurn replied to the topic Adding a 2nd story in the forum No Subject

Sat, 25 Nov 2006 06:29:46 +0000

Blow the baby boomers, they are a different market. They will want small blocks and flat land and single storey houses.
Define your market – it is second or third home buyers with a young family who want a “presentation house” with a backyard. I personally think it would be a great money spinner and have considered doing it myself. Most of the…[Read more]

fernfurn replied to the topic Subdividing with a Builder in the forum Value Adding

Sun, 12 Nov 2006 10:56:33 +0000

I would definitely be asking another builder to give you a quote on this. Certain figures seem excessive and even not called for depending on site but you said it was a flat block. My partner is into construction and I asked him to take a look also. What is headworks?, why would you need a retaining wall on a flat block, why do you need to…[Read more]

fernfurn replied to the topic Designing Floorplans in the forum Value Adding

Sat, 04 Nov 2006 10:42:54 +0000

What I have done, is go to the draftsperson you are going to use, and ask them for a copy of a plan that will fit on your block, i.e. block is 50 x 150 I want two townhouses, show me some plans that will work. Then take the outside footprint and draw in your own internals. Be aware if you shift the staircase it wil shift upstairs as well.

Fern

fernfurn replied to the topic Cost of rendering over rough 70's brick in the forum Value Adding

Sat, 04 Nov 2006 10:39:42 +0000

If they are tumbled brick maybe you could fill in enough to make it smooth, but if they are that one with large chunks sticking out, sometimes up to half a brick, I wouldnt even attempt it.

Fern

fernfurn replied to the topic Subdividing with a Builder in the forum Value Adding

Sat, 04 Nov 2006 10:37:39 +0000

Seems extremely excessive to me. Clay is unstable but a floating slab should fix that and I cant see why you would need piles because of an easement. You aren’t even building two storey. I would definitely get another couple of opinions. I built 900mm from an easement on clay soil with just a slab. Did this money include all the subdivision…[Read more]

fernfurn replied to the topic Property bust not here yet ... worse to come in the forum No Subject

Sat, 04 Nov 2006 10:28:20 +0000

I thought it was only the FHB that were getting the discount, but I read in the paper today it was everybody. I still think for the person who has found their perfect home 1% wont hold them back, but for the FHB 1% is pretty crucial

Fern

fernfurn replied to the topic Property bust not here yet ... worse to come in the forum General Property

Thu, 02 Nov 2006 09:29:06 +0000

And heres another prediction – there will be a total drop in the first home buyers market in Vic as they wait for the 1% drop in stamp duty to kick in as per election promise – 1% of $350,000 is $3,500 big incentive to wait

Fern

fernfurn replied to the topic Property bust not here yet ... worse to come in the forum No Subject

Thu, 02 Nov 2006 09:22:01 +0000

Your original question, Is there worse to come. I have a very simple criteria. The top of the boom is when there are as many “For Rent/Lease” signs on houses as houses “For sale” (everyone who can afford a house has bought one and now wants to rent it out to a diminished rental market) and the bottom of the cycle is when the Real Estate Agents…[Read more]

fernfurn replied to the topic Min Ceiling Height in the forum Value Adding

Thu, 02 Nov 2006 08:19:52 +0000

As a matter of interest you have to have 2.1 for door height. We were just in a renovated hotel in China where the ceiling was 2.1
(obviously to put in sprinklers a/c, etc.) and it looked very low.

Fern

fernfurn replied to the topic How Do You Hide a Powerstation?? in the forum Help Needed!

Wed, 13 Sep 2006 07:47:30 +0000

A big outdoor shade “sail” strategically placed with lots of tall pots and fast growing trees like boobiella(?) around would give prospective purchasers and idea of how it could look once trees have grown

Fern

fernfurn replied to the topic claims on new house in the forum No Subject

Wed, 21 Jun 2006 17:18:00 +0000

Thanks very much for that Elkan. I wonder if you are in a defacto relationship you can ascribe your earnings on a joint venture to the partner that makes the least money the way you can in a marriage. Anyone??

Fern

fernfurn replied to the topic hypothetical on a house for IP? in the forum Help Needed!

Wed, 21 Jun 2006 11:16:44 +0000

Sounds like a good deal to me. I reckon roughly $5 for restumping, $3 for laundry to bathroom, $6 new kitchen $2.5 ducted heating $5 new bathroom $8 painting & new flooring (assuming you mean replacing rotten floorboartds & depending on how extensive) $30, 000 for those renos. I would be asking the bank whether they will accept offers…[Read more]

fernfurn replied to the topic permission to do renovations in the forum No Subject

Mon, 19 Jun 2006 19:21:46 +0000

This would make sense to me if they were extensive, but for small jobs I wouldn’t think so. Obviously you would have to ring the bank, they’re probably all different.

Fern

fernfurn replied to the topic Tiling costs in the forum Value Adding

Mon, 19 Jun 2006 19:18:45 +0000

Hate to upset you, but last year in Vic I paid $30 pm and thought I overpaid, even your $1,000 quote works out at $158 pm.

Fern

fernfurn replied to the topic Conveyancing company or solicitor? in the forum Help Needed!

Fri, 16 Jun 2006 18:23:49 +0000

I have only ever used conveyancers for buying & selling. Am using Sergeants which seem to be a franchise in Vic. They almost go into overkill as far as I’m concerned but certainly cross is . ts. They have access to a franchise solicitor (no extra charge ) if the going gets rough. Cost for Section 32 & all dealings with the RE $550. I assumed…[Read more]

fernfurn replied to the topic Where in the world would you live in the forum No Subject

Fri, 16 Jun 2006 18:10:20 +0000

I would be living in a beach house right on the high water mark, with just sand and coastal grasses around me. I would go to sleep with the doors open onto the sea and hear it pounding in all night. Don’t ask me why as I’m a total city girl and couldn’t stand the maintenance this would involve. Northern NSW beaches would probaly do it. Otherwise…[Read more]

fernfurn replied to the topic CBD appartments in the forum No Subject

Fri, 16 Jun 2006 17:54:59 +0000

Depends how you want to live and goals. Do you want to turn it over & make money or just buy some security you can afford. I would buy the apart in Richmond rather than the CBD if you are requiring a more guaranteed investment, I think the CBD will go up over time but its still iffy as there are so many, but maybe the CBD has less maintenance,…[Read more]

fernfurn replied to the topic A BIG Tree! in the forum Help Needed!

Wed, 14 Jun 2006 02:39:22 +0000

I purchased a house with two enormous gumtrees out the front. Approx 20mts high and huge branches out into the street. I was worried about branches dropping onto neighbours car roof. Rang the council and to my amazement they couldnt of cared less (in one of the stricter councils too) Said if they were on my property and particularly gumtrees…[Read more]

fernfurn replied to the topic Grinding Floors Help in the forum Value Adding

Wed, 07 Jun 2006 18:11:25 +0000

Read somwhere heat wll melt these glues and you could scape off. Try a hairdryer on a small piece and see what happens. Maybe you could hire some sort of bigger heatgun

Fern

fernfurn replied to the topic laminate benchtops and new doors in the forum Value Adding

Wed, 07 Jun 2006 18:08:10 +0000

Recovering benchtops with laminate is a cow of a job, perhaps thats why no-one will tackle it. The laminate rips very easily and then you would expect him to replace it – profit gone for tradie. A much better idea is to have new benchtops made and just pull off old ones and put on new. Measure very carefully and make a template of any L shaped…[Read more]

fernfurn replied to the topic Sexy up the front in the forum Value Adding

Wed, 07 Jun 2006 18:04:25 +0000

Depending on how fast you want it, planting fast growing creepers such as star jasmine will cover your chain mesh fence pretty quick and looks really great. Also Lillypilly are very fast growing and can be clipped into a square hedge just behind the fence looks really good. Should get quite good coverage with one Spring.
Lots awaters the trick

Fern

fernfurn replied to the topic which way do we go in the forum Help Needed!

Wed, 07 Jun 2006 17:54:34 +0000

Wylie is right. It took me 3 years to get approval so I took a breather for about 6 months & didnt even think about it. After that surprise surprise I was interested again. Course that meant I ran out of time to complete the project but it only costs about $300 to extend the Building approval if you don’t finish in time and is worth it for…[Read more]

fernfurn replied to the topic subdivision in the forum No Subject

Wed, 07 Jun 2006 17:47:37 +0000

Do you have to put roads, sewerage & lighting through the property to each block. Assume you have included this in your costing. It sounds a very big project to me. Do you have experience in building roads. Not to rain on your parade, I envy a project of this size and am interested in what experience you have to tackle it. There is one I am…[Read more]

fernfurn replied to the topic Just bought a block of land... in the forum Help Needed!

Wed, 07 Jun 2006 17:39:35 +0000

I would be checking with council to see whats planned for the area, rerouting of any roads, new kindy being built across street etc.
Class P slabs are for “Problem” heavy clay etc.
Check what fall on the block. One I bought looked level but actually had a 1200mm drop to back corner. Just takes more concrete for level slab towards back that…[Read more]

fernfurn replied to the topic Find out who owns a block and their contact detail in the forum Help Needed!

Wed, 07 Jun 2006 17:26:45 +0000

I would ask the neighbours on either side and even 2-3 down, you would be surprised which neighbours strike up friendships with & keep in contact with

Fern

fernfurn replied to the topic Subdivision. in the forum Help Needed!

Wed, 31 May 2006 19:49:56 +0000

The bank who owns you (& your mortgage or building society, etc.) unless you’re filthy rich and own the property outright. (LOL) They charge $400/600 just to release it for viewing and courier it over to the titles office (who have the original anyway) There is a huge amount of info on the Somersoft Forums website at the moment about the whole…[Read more]

fernfurn replied to the topic Building Approval Disclosure in the forum No Subject

Tue, 30 May 2006 18:42:53 +0000

I know buying at auction you are stuck with what you buy, but I would have thought a private sale you could expect them to have permits or reduce price to compensate. I bought a house at auction once only to find out that the stormwater was hooked up to the sewer which was highly illegal but I didnt know. Sold it at auction as………. I’m…[Read more]

fernfurn replied to the topic Negotiating with an agent when selling in the forum Help Needed!

Tue, 30 May 2006 18:09:48 +0000

I think 2% of purchase price is pretty good and you can bargain down further. In my case I believe people work better with a bit of financial incentive, rather than screwing them down to the inth degree. I would put more effort into selling something for 1.8% rather than 1.5%. I also believe in paying for deluxe package advertising too as I…[Read more]

fernfurn replied to the topic Subdivision. in the forum No Subject

Tue, 30 May 2006 18:00:36 +0000

To subdivide a normal block into two wasn’t that expensive. You can do it yourself & save solicitors fees (& faster) A lot of the expense you have to go through anyway to build. Approx $2000 for surveyor originally, approx $1800 to water for another line, meter etc. $1000 to bring gas across road as it wasn’t on our side.
To subdivide, a…[Read more]

fernfurn replied to the topic Would you build 2 or 3 on this block? in the forum Help Needed!

Tue, 30 May 2006 17:37:51 +0000

I didnt know council will allow more density for over 55s, it certainly didn’t hurry up our council with approving it – took them 2.5 years. I will certainly look into it. I cant believe they could enforce who you rent to, how could they monitor it, wouldn’t that be descrimination.
I designed two on a block specifically for over 50s downsizing,…[Read more]

fernfurn replied to the topic 6 Things i've learnt in the forum No Subject

Sun, 28 May 2006 06:26:33 +0000

One thing I have learned is – just because you are a woman and the tradie lifts and eyebrow and says he knows how to do it. Don’t believe him, describe how you want it done, check its being done how you want, check its finished. If you have a suspicion they are just saying they have done this particular thing before, stay and look how its going…[Read more]

fernfurn replied to the topic Townhouses in the forum Value Adding

Sun, 28 May 2006 06:03:32 +0000

Depending on how big the block is and what your financial position is. The council will tell you how many you could fit, but if you want to start off small with your feet on firm ground with each step like I did, heres how I did it. Rent out the house while you design your own townhouses, or if you dont have any expertise in that area, suss out…[Read more]

fernfurn replied to the topic Hire Furniture To Enhance Presentation in the forum Value Adding

Sun, 28 May 2006 05:56:58 +0000

You dont have to have a whole houseful of furniture. Just an impression. I used a double bed base a friend was throwing out once. The room looked very spacious as it was so low and it looked good with a dooner thrown over. You can buy furniture very cheaply at places like Furniture Galore. I bought a very good looking two seater for $399,…[Read more]

fernfurn replied to the topic Is open plan really better in the forum Value Adding

Sat, 20 May 2006 19:57:35 +0000

I designed a half hob for my kitchen as it is visible from the lounge room and it works fantastic. Comes out from the wall about 1100 x 1200H. All the toaster, kettle, coffee making stayes behind it and the rest of the bench is free for stools, Love being part of everything when guests come over and I am making coffee for them. Wouldnt design…[Read more]

fernfurn replied to the topic Is open plan really better in the forum Value Adding

Sat, 20 May 2006 19:54:13 +0000

I designed a half hob for my open plan living area and it works fantastic. Comes out from the wall 1100 x 1200 and I can put the toaster, kettle coffee making behind it and it leave the rest o fthe bench free for stools if you want. Incidentally as open plan it works fabtastic. My girlfriend poopoohed(?) the idea and said she wanted a “proper”…[Read more]

fernfurn replied to the topic Shower options in the forum Value Adding

Sat, 20 May 2006 19:48:02 +0000

They are not cheap. Semi frameless are better value and look nearly as good. Compare different companies until you find the cheapest that looks the best. They do allow a lot of splashing around the door though. We actually put one in ourselves and because its toughened glass you shouldn’t have any trouble with breakage but ithey are very big…[Read more]

fernfurn replied to the topic investing in property development in the forum Help Needed!

Tue, 25 Apr 2006 02:50:43 +0000

I would be wanting some sort of guarantee up front that the land is subdividable and rezonable. So many councils wont budge on downsizing their subdivide requirements. But unless the developers are complete shonkies I’m sure they have some sort of preapproval.

Fern

fernfurn replied to the topic 2 months of research= 2 new IP's in the forum Help Needed!

Tue, 25 Apr 2006 02:38:39 +0000

Good on you, how exciting.

Fern

fernfurn replied to the topic Building a new IP in the forum Help Needed!

Tue, 25 Apr 2006 02:36:44 +0000

This is a fairly long process with money only going out, none coming in. First find & buy land, even using a display house you have to shop around, decide which one, sign up approvals from councils then wait for it to be built with the inevitable delays. Once built you have to carpet, window furnish and then start outside with garden. For my…[Read more]

fernfurn replied to the topic Second toilet or bathtub? in the forum Value Adding

Fri, 14 Apr 2006 07:40:31 +0000

Back when we had small children it became imperative we have a second toilet which was the main driver for doing an extension,. We had 3 children and it seemed someone was always on the loo when someone else wanted to go. I definitely think if its a case of one or the other a 2nd loo would increase value more.

Fern

fernfurn replied to the topic Ideas wanted in the forum Value Adding

Wed, 12 Apr 2006 16:18:11 +0000

This is really about overcapitilization. If you have an expensive home gaining big rent you need to go the whole hog and build a big brick garage and fence to enhance the property. If it is an economic home in an economic suburb, you could buy a steel garage and have it built. Unless you are a really good handyman don’t attempt to build one of…[Read more]

fernfurn replied to the topic High price to pay in the forum Help Needed!

Wed, 12 Apr 2006 16:00:00 +0000

Loved your mental journey over 5 days Dazzling. Nature abhors a vacuum and I avidly await hearing what has filled it. Have you ever thought about actually building tilt slab factories yourself. You could find either a vacant piece of land in a new industrial estate or an old crappy building in an existing industrial area and project manage the…[Read more]

fernfurn replied to the topic CF+ Melbourne CBD worth BUYING now? in the forum Help Needed!

Wed, 12 Apr 2006 06:15:54 +0000

I have always thought if I had spare cash and could wait it out I would buy into Southbank/Docklands. About 3 years ago (in the real overflow stage – from heresay) you could screw a deal of an apartment for $185,000 around Southbank. I don’t think you could get one for that now, I think if you could still get a real bargain the overflow of…[Read more]

fernfurn replied to the topic What to do? in the forum Help Needed!

Wed, 12 Apr 2006 06:05:18 +0000

I dont know about the financially adviseable side of it, but for you at 22 my advice is get a small loan (you can feel very pure and virtuous and financially responsible) and then get out and have some fun in your life. I can’t see the point of living on the smell of an oily rag to pay big payments off a house at your age.

Fern

fernfurn replied to the topic Just purchased a property and need advise please!! in the forum Help Needed!

Mon, 10 Apr 2006 17:34:13 +0000

Congratulations, well done. How exciting for you, I would be very interested from others with experience on how to get long term tenants out. I have a vague memory you can justify their rent is way below the norm for the area, but I dont know whether you have to go to a tribunal or something. I wonder if you can just put it up to normal when…[Read more]

fernfurn replied to the topic North West Melbourne future in the forum Help Needed!

Mon, 10 Apr 2006 17:08:40 +0000

I have always lived in the Northern suburbs and you couldnt pay me to live over the other side. The traffic nearly drives me mad every time I have to venture over there. Its all so much more crowded and takes longer to get served. The air is definitely fresher over here as less pollution and traffic and its quicker to get out to the beach or…[Read more]

fernfurn replied to the topic Should I argue with Frame Inspector in the forum No Subject

Fri, 31 Mar 2006 18:59:48 +0000

Not enough tie downs and a few other things I agree with. Anyway, rather than hold things up I have paid a builder to carry out all the things Inspector wanted (they write a list) Most of these items seem to fall into the “overkill” on the Inspectors part so I still haven’t decided whether to try backcharging the frame providers. I suppose it…[Read more]