Forum Replies Created
- Originally posted by Jenny1:
Good answer Julie but I was more interested what people were doing to make their outside more presentable in these hard times of little water.
Sorry if my question wasn’t more clearer, I am sure everyone is in the same boat just wanted to know of any clever ideas to attract a buyer.
Thak you
Jenny1Hi Jenny1
I sort of did intend it in that context but got carried away a bit. If you pop a small rainwater tank on your home it may be a great selling feature considering lack of water for gardens is such a common thread. A rainwater tank will often add more value than it costs to install. Coupled with a well mulched and well designed garden with drought tolerant plants, your home could look heaps better than another persons house with half dead grass!
Another idea is to have a good look at the front of your home. Is it inviting, clean, tidy, how does it present? If it looks inviting you will attract more people inside. Do what you can to make the front of your house appealing. Remember, I am a builder not a REA so take with a pinch of salt!Good Luck. Julie.
Originally posted by Kuade:Thanks again for the help Julie. I called a council town planner and was informed that in Bris the land must be at least 3000 m2 to put townhouses on. I didn’t actually ask if the same rule applies to duplexes.
Wow, that is 3/4 of an acre! What if you only go single storey? Could you do it on a smaller allotment then? Alternatively how many townhouses could you fit on 3000m2? You might need to look for a JV partner with some serious equity/$. Good luck.
Hey Jaffasoft
Have you found Roada yet? Let us know. Hope you’re feeling better than you must have been a couple of days ago…that was some serious keyboard dyslexia you had going there! I’ll send some more emails tomorrow, missed today sorry…..too busy!
Julie
My personal opinion is that every home in Australia should capture at least some of their rainfall (if and when it happens). Even if this water is used to water gardens (drought tolerant of course), wash cars and flush toilets it has to be better than letting it run down the stormwater system. Hooking up toilet flushing rainwater tanks or adding a Solahart is compulsary (Five Star requirement) on new dwellings in Vic where we are and can be pricey (depending on who does it) but the other options aren’t expensive in the scheme of things and can be retrofitted.
Julie Fisher
Daryl Fisher HomesOriginally posted by Kuade:Thanks Julie.
We’re in Brisbane so the zoning codes may be different. The block is zoned Res A, which doesn’t mean a whole lot to me. I will ring up Bris Council and ask for a town planner. There are other townhouses in similar locations on the same street, though the blocks are slightly larger. The block is larger than the 1200 i mentioned as it has an easement driveway though that’s not usable land.
We can’t afford to develop on it at the moment, so are considering purchasing and looking for someone to partner with.
OK then, the Rescode thing may not apply either in that case. Not sure if Qld have those design restrictions. Definately see a local building inspector or town planner then and they will be able to point you in the right direction. If you go to http://www.lgp.qld.gov.au this site appears to have some planning info on it, as well as noting that councils in you state have some say in planning strategy. Subheading Planning & Development.
Julie
Daryl Fisher Homes.Originally posted by Kuade:We’re looking at a 1219m2 block that may have future development potential and we’ve not looked into development as an option yet so have a few questions.
What zoning is required in order to be able to build townhouses? Is there a minimum block size you need to have or a minimum amount of land per townhouse? How do you determine the maximum height and number of townhouses that can be put onto a block of land?
Thanks for any help.
A town planner (call your council or a local building inspector) will be able to help you with all that information. Alternatively if you log onto http://www.land.vic.gov.au and go to interactive maps enter in the address of the property you can call up a free property information sheet that will include the zoning for that piece of land amongst other things. I would imagine that you will need Z1 residential zoning. The block size will have a direct influence on how many units that you are able to put on the lot, you will definately get 3 but you may get 4. You need common areas (driveways to each unit) as well as a certain amount of permeable area for each dwelling (if you are going to get seperate titles for each unit). The height and design of the townhouses will be directly affected by the dwellings that already exist around it, as well as each other, this is a rescode requirement to ensure that everyone has some level of privacy from overlooking dwellings (there are more design elements than just privacy).
As mentioned above the first step is to speak to a town planner and get an idea of the zoning and whether you will be able to do what you want to do. You will need to make sure that it is feasable financially also; don’t want to buy the land, develop and then find out that your townhouses are dearer than others in the same area because you paid too much for the land in the first place. If it has a reasonable dwelling on it already you could also buy, hold/rent and develop in the future if the land is a little pricey at the moment.Due diligence is the word! Good luck
Julie Fisher
Daryl Fisher HomesI have just been talking to my solicitor this week when getting some legal work done and asked him a similar question.
You can get a friend to submit an offer in writing using “their name and/or nominee”. Once the offer is accepted you have up to no later than two weeks before settlement to change the name to your name (as the nominee) in order to allow enough time to sort out the name change on the title. I would speak to your solictor regarding the exact wording if your written offer is accepted.Get some independant advice….you know the rest![happy3]
Regards Julie
Hope you get better soon Jaffasoft. In North West vic so a bit far away for a visit but if you get bored and want some amusing email attachments to waste some time over send me a PM and I forward some to you. May be even funnier on morphine??
Julie Fisher
Daryl Fisher HomesSorry Terry but that musn’t always be the case. My bank (one of the big 4) accepted my independant valuation both through the broker and also when I took it into my own local branch; it was actually much easier when I took it into my bank manager…never questioned at all.
Julie Fisher
Daryl Fisher HomesHi Mollymonsta
Cool name! I live in Mildura and the area is ticking over nicely. The town has an immediate population of around 25000 and the small towns around it in Vic and NSW total around 45000-50000 population that it services. Has a large agricultural dependancy with much of the area irrigated by the Murray. Dry land farming and tourism are also drivers to the local economy. Work has began on the first inland Marina in the Southern Hemisphere to house a 5 star motel, 100 unit sites (talk recently of upping that to 200) with retail and cafe sites. The marina will sell freehold moorings for houseboats and pleasurecraft. 15 house site on the man made island in the middle all sold within a few days of being released for up to 3/4 of a million dollars. I expect that these lots of land will come back on the market when the marina has nearly finished construction. There are 3 main areas to steer clear from in Mildura so if you need a heads up drop me a PM and I will help you out. If you get to the point you do some due diligence on a prop then my husband is a builder and I can organize him to do a house inspection for you.Julie Fisher
Daryl Fisher HomesOops, I forgot! Regarding the financial arrangements. I just had Qlds007 from this forum sort out all my accounts, loans etc. He was great and it was no problem being so far away. There are a few mortgage brokers on this forum who all offer fantastic advice. I would definately recommend going through a broker I saved between 0.6 and 0.7% on my interest.
Julie
Hi Daneye
I have recently done all you are about to do. I found out from my bank when I wanted to know how much i could borrow to purchase our first IP that they valued our home at $250k. I thought that this was conservative and when I asked more about it the bank said that they just drive past the homes and place an estimate on the value themselves (probably in conjunction with council notice). I decided that it was in my best interests to get a qualified valuer to do an independant valuation on our property. It cost $330 but his valuation report came in at $315k which is enough extra equity to buy another property so I felt that the $330 was worth it. The reports was supported by recent sales in my area and compared these properties to my own. It also had a section in the report as to what the expected rental would be on my property (this was blank as they weren’t asked to include that info for a PPOR).
I would find it hard to trust the valuation of an REA, they have a vested interest in it no matter what the reason for the valuation. I recently looked at a home on the market for $192k + in my local city on 1100mt sq. The home is old and original and the REA told me that it was on the market for ‘roughly’ land value. I was aware of the land value as my parents lived in the very next street and I had asked mum what the council valued her land at; there was $50k difference although mums land area was slightly smaller. You have to get someone independant. If I decide to make an offer on this property it will still only be after I get an independant valuation done on it. The banks, vendors, REA’s and your own peace of mind can’t argue with them. I just consider it part of my due diligence.Julie Fisher
Daryl Fisher HomesGet on ebay. I saw a heap of kitchens in Melbourne being pulled out of homes that were still new. Same thing in Adelaide. Some of them were only a few hundred dollars. Even if you had to spend a few dollars to get a cabinetmaker to cut and fit a few bits it would still be cheap. There is also a couple of Salvage yards in Adelaide that stock kitchens, fixtures, fittings etc. I am sure Melbourne would have heaps of salvage yards also. Below are some links I got off the Reno Kings website.
http://www.secondhandstuff.com.au/
http://www.adelaideruralsalvage.com.au/
http://www.tradeconnect.com.au/
http://www.egaragesales.com.au/Originally posted by lozjas:Hi, I have an odd situation I’m hoping someone can help me with. I apologise this is quite a long story and complicated story!
My grandmother has offered my fiance and I to build on one title of the family farm. My grandmother’s name is on the title and knowing it’s my inheritance I’m not fazed about having it signed over to me. For this reason we were unable to take out a mortgage so decided on a cheap option – an American Barn as a class 1 building. After telling our local council about the situation, they assured us we were able to build as Owner Builder.
We went ahead and ordered the barn, had plans drawn up, and took out a small personal loan, which together with our savings would be enough as Owner Builders. Planning permit was approved, soil tests done, energy rating done and all documents were submitted for building permit. I received a letter from the council that they required an Owner Builder application. I began to fill it out but stopped at the stat dec. No, we were not the owner of the land and were not able to build as Owner Builder despite the council assuring us we could. $ 20,000.00 spent and we had problems.
After a lot of messing around we were told by the council if we had a licensed builder construct the slab and frame, and as long as the rest of construction was below $ 12,000.00 we were able to get a building permit. Again we were assured the $ 12,000.00 did NOT have to include cost of the plumber and the electrician. With that in mind we knew we’d easily come in under $ 12,000.00. We went ahead and signed a contract with a builder and were approved the 1st stage of the building permit.
Currently the slab is done, frame erected, and windows and doors being installed next week. 2 days ago I took my list of items and prices left to complete the barn and to my horror the council told me I had to include the cost of the pluming and electrical work. There’s not a chance all this can come in under $ 12,000.00.
The council had two solutions to offer me. One is to have the land signed over to me to complete it as Owner Builder in which case I’m annoyed about the extra money it’s cost us for the builder thus far. Also, if that were the case we could have gotten a mortgage and build a nice house. The second solution is to hire a builder to complete it, which we can not afford.
The building guy at the council has constantly gone back on his word and doesn’t seem to have the knowledge a man in his position should have. He’s trying to find another way for us but I no longer trust anything he has to say.
Does anyone know of any way other than signing the land over to me or hiring a builder? Or does anyone know of the $ 12,000.00 rule? I appreciate any input anyone has to offer.
Thanks,
Lauren.
I can see you are in Victoria. I will make the assumption that the builder who did the slab and frame organized a building permit and warranty insurance for his work as a slab and frame would have cost more than $12k? He should also have signed a contract with you if his work was over $5k . No warranty insurance can be issued in Vic prior to having a signed contract detailing the amount, stages and details of the work and the two parties. If he didn’t provide you with warranty insurance for the slab or frame (many deliberately don’t for owner builders as you have to pass the cost back to the owner and the owner often doesn’t want the extra cost) then you are then on your own if there is a problem with either down the track. However if he has also not organized a building permit he could be in trouble (unless you told him that you had one) as then he has obviously not called you or the building inspector to organize the inspections on the footings, mesh and frame. The frame inspection can still be done if you haven’t lined the inside of the shed but you will to seek advice from a building inspector on what can be done about the 2 inspections that should have been done on your slab.
In our council which is also in Vic we have to supply the building inspector (private or council) 3 copies of the plan, 3 copies of soil reports/footing details, 3 copies of any computations by and engineer, 3 copies of specifications, building permit application form and a copy of the title of land that the structure is to be built on. A building inspector asks for the title to make sure that the person is building on their own land and not someone elses by mistake. If you are building on your grandmothers land, she may be able to put in writing that the construction on her land is known to her and has her permission and that the eventual bequest of that land will be in your favour. I would think that she will legally own the house on the land while the land is in her name if nothing is put in writing (you may need to visit a solicitor as well).
The 12,000k refers to warranty insurance. It shouldn’t be something that council need to worry about for a owner builder unless you are selling the home. Any tradesman or person supplying ‘structural’ work/materials in excess of $12k has to provide the owner with warranty insurance. This would typically include a concretor, carpenter, bricklayer or a builder if he organized a couple of those trades on your behalf. If a builder does the job he has to provide you with warranty insurance to protect you from faulty workmanship or materials in his work. If you are an owner builder you do not have to supply this insurance unless you decide to sell the home within 6.5 years of the certificate of occupancy being issued and then it is only pro-rata on the time left to serve.
A plumber and an electrician are governed by seperate authorities so do not supply warranty insurance as such. A plumber will supply and ‘Certificate of compliance’ and an electrician will supply an electrical certification as well. Neither of these have the $12k limit to warranty. A plumber has to supply his certificate for work over $500! Not sure on the electrician.
I would say that your contact at the council knows less than you do or you have misunderstood his instructions. I would put everything in writing with as many dates, details of discussion and talks and contact times as possible. I would initially contact a private building inspector if you have one in your area. He may be able to argue on your behalf and educate you on the situation. One of you will then need to speak to building inspector at the council who is higher up the ladder and present your case to him and explain that you have done everything the council staff member has told you to and now his inexperience has led to the serious situation you now find yourself in. Make it clear you were acting under a council representative’s instructions and that you place the blame in their lap. It may seem harsh but if there have been no inspections on this property and no building permit issued then the council are within their right (at the discretion of the inspector) to ask you to pull it down and start again. You need to make it clear that the staff member who instructed you was ultimately responsible thus removing the blame (as much as possible) from yourself. You could also contact the builder and ask him who he arranged to inspect the slab before the concrete was poured. For your information not every carpenter is a builder; a builder is someone who is licenced to provide warranty insurance to clients in a limited way (such as a demolition builder or a pool installer) or and unlimited way (such as a residential home or commercial property builder). Unfortunately some carpenters call themselves ‘builders’ when they are not. You could also call the Building Commission in Victoria for advice. Just make sure that you call a private building inspector before you make any calls and get some independant advice relevant to your council and situation. Good luck[angry2]Originally posted by fingerscrossed:Hi Emil
I recently had two seperate valuations done on my home. I have always referred to it as a 4 bedroom house – but both agents said that I could not call it a 4 bedroom home if it didn’t have a built in wardrobe.
They both completed my valuation as a 3 bedroom plus study !!
Even though my “study” was as big as two of the other bedrooms.
I’m in Vic, could be different in your State.
good luck
debbie
How do these agents list a home that was built before built in wardrobes were thought of? I bet they advertised them as bedrooms or did they say….”Come and inspect our 4 study house???” lol. It’s just a label and the same room could be used for either purpose. Size will influence what many will choose to do with it though.
Maybe you could install some BIR in the ‘new’ room by borrowing some space from an adjoining room. It would depend on your floor plan. I think that you need a valuer (not a REA valuer) to give you some advice on the best value for money option.
Julie
Daryl Fisher HomesWhat state are you in? I may be able to give you some advice. If you want to speak to someone face to face go and see a local building inspector (private not the guy at council) and he will set you and most likely the council employee straight.
Julie Fisher
Daryl Fisher HomesIJust an afterthought! If you are trying to decide on potential increase in value alone, then make sure that you don’t reduce the value of the property by making the remaining meals/dining area too small and cramped. You don’t want to give with one hand and take with the other.
JulieIf building-in the dining room looks original then it will add value no matter whether it is called a bedroom or not. Most houses with a smaller 4th bedroom use it as a study anyway. Many REA’s will market such rooms as study/4th bedroom. It is up to the prospective tenant or purchaser to decide what use it will fulfill. It is more valuable in my opinion as it gives additional options; not because of what that room is named. A family with more than 2-3 children may appreciated the additional bedroom. Another family with the same amount of children but who work for themselves may appreciate the fact they have a study as well as enough room to sleep their family. If you feel that calling it a ‘4th bedroom’ will give it more value then call it that. No one can dispute the name of a room.
Julie
Hi Dee Dee
You will be able to claim your renovation costs as a capital work as this work happened after 16/8/87. So if you do spend 35k then you will get 2.5% of that cost depreciated over the next 40 years ($875 pa) approximate only as all the fixtures in the bathroom, light fittings, additional HWS if necessary etc will all be able to be written off earlier than that. Items that cost less than 1k, or have depreciated down to a value under 1k, can be depreciated in that year that the expense was incurred as I understand it. Get a quantity surveyor in when you are finished to do a schedule for you to get the most you can back. There is also a list on the ato’s website on all the items that can be depreciated and how they can be depreciated.Julie
Daryl Fisher HomesHi Emil
Can’t help you with a tradie as I am not from those parts but I can tell you that the only difference between an study and a bedroom is the name. Call it what you like. If all the other rooms have built in robes and this one doesn’t then you can easily get the builder to frame some in if the room is big enough and the plasterer and painter can finish it off when they are doing the wall.Regards Julie[thumbsup2]
Daryl Fisher Homes
