Forum Replies Created
Hi Else and pinknic20
Thanks for opinion on fence.
Does everyone think it would look better painted cream like the BBQ (remember the front wall of house will be rendered cream) or stained brown like the fence behind the BBQ?
We started working on Mon July 16. So 3 weeks.Sat 4th Aug
Great Day! Had lots of helpers today. About 32 man hours (and woman) went into the house in one day! Got heaps done.
-sanded all eaves, fascia & gutters, pergola rafters, posts and handrails
-sanded all inside walls (still need a bit more after we fill holes etc)
-removed all carpet and lino
-removed timber panelling from living room (it looks bigger already)
-removed fake window shutter things from outside
-loaded all rubbish into trailer
-started filling nail holes etc in plaster
-bought most of the paint and painting supplies that we need.
-inspected 2 more homes in the areaThanks to all the helpers!!!
Fri 3rd Aug
-got a metre of topsoil and put it in vegie garde.
-Spread lawn seed in grassed areas of backyard.
-picked up and signed plans for carport, so now they are sent to get a permit
-looked at another house (What a dump! Just the way I like it!!)
-removed door handles, window coverings, power points, light switches, nails in walls etc. to start prep for paintingMore photos are on web now. http://www.flickr.com/photos/9273576@N06/?saved=1
Crashy
Thanks for tip. Will look into that.Thurs 2nd Aug
-finished paving under clothesline
-removed all rubbish from backyard
-dug up area for veggie garden
-leveled out soil ready for grass seed.
Backyard is almost complete now. Just a bit more topsoil, some grass seed, and another coat of paint to some rendered areas.Also had 2 agents come look at the house. Both said that after all the work is done that we are planning, it should fetch $330k or above. This is the range we have been hoping for, but have based all our numbers on lower sales price to make sure are not expecting pie in sky.
One of the agents brought a potential buyer with him (he asked me first), so there is a slim chance we will get an offer "almost as is". The figure the agent was hinting at would give a profit of $20-25k, but if we complete the work we could expect from $25k-$40k. So if we get the offer we then have to decide if we take the money and run, or stick with the original plan.Isn't this a great kind of decision to have to make? I love it!
Hi Crashy
Glad you like the barby. It has come up well. I will take a few more pics tomorrow when it is all complete.
Thanks for tips on floating floor. I have not done much of it before. Planning to use underlay. Using laminate not veneer, so can't really coat with poly. Was also planning to remove and replace skirting.
CheersWed 1st Aug
-Settlement happened! At last. Got keys, we can start inside and get on with it.
-Also picked up a "For Sale" sign from printers and installed it front yard. Took down agents sign.
-ordered floating floor boards and paid depositTook a couple more photos of the backyard progress. They are up on the web now here:
http://www.flickr.com/photos/9273576@N06/?saved=1Teus 31st July
-got a bank check and gave it to soliciotors for stamp duty etc. Settlement tomorrow. Excitement.
-bought some sand and topsoil for the backyard
-mixed up some homemade fence stain and stained the fence behind the BBQ
-started some paving under the clothesline
-bought a bunch of flowers for the vendor to say thanks for letting us start earlyForgot to take the camera, so have to wait for photos sorry.
Mon 30th July
-put some new Merbau on the sides of the BBQ
-painted the steel frame of the BBQ with black spray paintHopefully I will get some more photos tomorrow. I have just been waiting till I get a section completed. BBQ end of the backyard should be nearly complete by tomorrow, and maybe the other end of yard as well. See how the weather goes.
Sat 28th July
-painted all the rendered bits around the BBQ
-stained the seats and picnic table top
-re-oiled the cubby
-moved some hedge plants in the backyard to be next to the deck
-painted the wall the clothesline is mounted on
-inspected 3 houses in the area. All of them increased our confidence that our end sale price is quite acheivable.Fri 27th July
-spent most of the day shopping for prices and materials. Found a security screen door for $20!! Bargain. Needs a handle still, but cheap as. Only one tiny scratch on it. And just the right colour and size as well.
-The major acheivement of the day was – wait for it – we received and signed the loan documents!!!!! At last. The lender has certainly not left us much time, so it was quite hectic trying to get 4 people (Me+ wife+buisness partner+wife) all into the solicitors office to get the doc's signed and witnessed. We will now take the doc's and hand deliver them on Monday to make sure they get there in time for settlement on Wednesday. Never a dull moment hey?Hi Tara30
I am not actually changing the windows. Just painting the aluminium ones that are there. So I can make them whichever 2 tones I like!! Thanks for your thoughts. If I was replacing the windows I would probly not have thought of that issue.Thur 26th July
-finished rendering BBQ
-put seats and table top onto picnic tableHi mum2five
I thought of selling the plants – after I had taken them all to the tip.
I probly would not have done it this time though as the house is still not ours. Settlement is next Wed 1st Aug. The owner is still living there also, and although she is ok with me working on the gardens, I would not want to invite the whole town to come and stomp all over her yard.
If it was my house already, then probly I would. Maybe next time.Wed 25th July
-more rendering of BBQ
-re-located clothesline
-sanded back timber off picnic table ready for re-sealing
-met with a draftsman to draw plans for carport (I know this has happened earlier, but the first couple of guys were to much $)So far I have had some good feedback from the current owner and the neibours. The owner said it is looking so much better that she doesn't want to leave anymore. A few of the neibours have made positive comments also, and all are looking forward to seeing the end result.
I have to say that I am also looking forward to seeing the end result, because it will mean that the very large volume of work that is presently in front of me, will then be behind me.Teus 24th July
-completed front garden – numbers on mailbox, stepping stones in. More photos uploaded tonight.
-sprayed weeds in back yard
-started rendering BBQ out back.Mon 23rd July
-removed the rest of the green waste from backyard
-got some pebbles and put them in a few places in front garden (get a photo tomorrow)Believe it or not, those couple of things took all day.
Hi a free man, thanks for ideas.
I have not read Michael Yardney's book, but I do know that in my/our current situation it would be difficult to get another loan for the next property while we still hold this one. Serviceability you see. Equity growth is not really seen as income until you realize it.
I am sure that Yardney know's lots of tricks that I am yet to learn, and I will try to read his book soon, but for this deal I think we will stick with our original game plan.
CheersSome stats that may be of interest.
After 1 week of reno activity:
Total man hours= 70
Expenses to date:
Tip fees – $90
Letter box & numbers- $108.28
Chainsaw oil -$20
Plants – $245.75
Sleepers – $293.70
Mulch – $388
Total Expenses =$1145.73
Budgeted Expenses = $1100.00
Other Expenses that I can't calculate accurately: petrol, nails & screws that I already had, bag of cement I already had, chainsaw fuel and running costs. Also remember that the majority of plants were free as we just separated them from our own garden.Sun 22nd July
Today I did nothing except take some photos.
But business parter got all the mulch spread, and loaded more rubbish on trailer.
Check out the photos at the link in previous post.Fri 20th July
-Dug out and separated heaps of flax plants from our PPOR and existing IP. We divided the plants into about 3rds, put 1 section back in the ground, and took the rest for the new garden. You can hardly tell where we took the plants out of.
-Put the "free" plants in at the Reno garden.
-Went shopping for a few extra plants as well. Got heaps from Bunnings. Total $245Sat 21st July
Working bee. Business Partner came and brought his parents for good measure. My wife and kids made an appearance and brought lunch. Got heaps done.
-took out big conifers near front corner of house, along side of back deck, and took the tops off the ones next to the BBQ in back yard.
-planted the rest of the plants from Bunnings
-put sleepers around the garden edge
-ordered mulch for Sunday
-took another trailer load to tip
-transplanted 2 tree ferns from front to back
-installed new mailboxHave put some more photos here. http://www.flickr.com/photos/9273576@N06/?saved=1
Sorry I still can't get them to work in this post.
Tomorrow should have some virtually finished shots of the front garden.Thurs 19th July
-trimmed hedge beside driveway
-leveled out soil in front garden
-dug out lemon tree and put in a pot for the owner to take (a gift from her grandma)
-cut off stump of the cypress beside the drivewayWill try to get a photo tomorrow.
Wed 18th July
Got scared off by the rain today.
Spent most of the day working on a business plan.
Also:
-went to a nursery and priced some plants.
-finalised (in my head at least) the plan for front garden
-got a quote from a renderer to do the front of the house for just over $600. I had estimated $910, so bargain!!Tues 17th July
Today I got rained upon. It was wet.
-also unloaded yesterdays trailer load of garden waste at the tip
-did a second trailer load to the tip as well.
-took my chainsaw to get serviced
-got some more prices on carpet, floating floor, and carport
-booked a renderer to do a quote tomorrow.
