[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 10, 2009 - 2:14 am

Good point Terryw!

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 9, 2009 - 9:02 am

I’m starting 2 relocation projects right now – in SA an WA (fingers cross!)

 

I got a quote to relocate 4/2 house for 350km in SA for around 20K. Same distance for 3/1 house was 15K. Both quotes I got just few weeks ago.

 

Haven’t got prices for WA yet. Wish me a good luck!

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 9, 2009 - 8:47 am

I’m renting and have 7 IP. It’s works well for me .

 

The area I live in has liked 3% return, but it’s a very good place to live! I’m do not like the idea of having well over 500,000 in non-deductable loan if I buy in my area. The dent in my cash flow will mean I’ll have to cut on my development projects.

 

The places I’m buying are at least 7% return and I do renovations, subdivisions and development to increase return and build an equity.

 

My very cash-flow wise future plan is:

 

1. Keep renting and actively investing for cash flow and profit in next few years.
2. Keep money on offset accounts until I have enough to buy a PPOR for cash.
3. Buy PPOR for cash.
4. Then draw an equity from home loan and use for further IP. This way all loans will be tax deductible.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 9, 2009 - 6:09 am

My Port Pirie contacts are:

Kain Malycha from KM Renovationd [email protected] 0418 842 525 (quite good builder he did inspeciotn for me 2 years ago)

Also try:
Micks Builders and Renovators 08 86330866   0417832700
Samant Building  08 86322081 
Michael Oehms  0408807836 08 86331324

The way that works for me what buying/renovating out of state is to call real estate offices and ask them for a contact of pest building inspector. Even a receptionist will help you with this. Then call and say that you got his contact from that and that Real Estate agent. Usually it works.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 9, 2009 - 5:32 am

Definitely pool fencing.

Loop only will the cheapest way, loop & spear – about 15% extra.

 

Charcoal or navy colours work the best for me.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 9, 2009 - 5:26 am

As for the Flatpax…

I’m a big fan of it! Used it on most of my reno projects in last 3 years. All of my properties are rentals and there were no damage to any of my kitchens done yet.

 

The biggest worry with Flatpax always is ordering process! I never had much luck with Bunnings staff – half an order was always lost, misplaced, forgotten, etc. But once you got pass delivering process – the rest is easy.

 

I may not use Flatpax for an upmarket property. But it works well for any middle class property.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 9, 2009 - 5:24 am

Don’t listen to this – steamer will remove as many layers of paper as you need. I don’t find Paper Tiger useful at all. But it comes with a steamer when you hire it anyway (about $40 a day for a set). You'll probably  need it for half a day only.

 

If your wallpaper has a vinyl top coat – just tear it off before steaming. It comes off  easily and in large pieces. It will take 15minuts to scratch it off the whole bathroom. After this is done steaming will be a piece of cake.

 

The only thing to worry about – you never know what’s under the wallpaper until you remove it. Your walls may be damaged, patched, etc.

 

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

September 27, 2008 - 2:56 am

It would most certainly benefit from repainting (at least paint shades, gutters & stairs, if you can – windows)Don't forget about landscape.
Grass around the building look untidy (at least in my opinion). The general impression from the house changes a lot if you can cut the grass on the perimeter of a house, put garden edge, few plants and mulch!  You can cut the grass and continue your garden edge on both sides of the passage to the house – it will make entry more prominent. Use draft tolerant plants with some coloured foliage – it adds life to the overall look!

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

September 27, 2008 - 2:47 am

Ask you friends for referal;

Real Estate who is currently managing your proeproty will be able to give you few contacts and advice on what to do.

Call few tile shops in your area for advise and contacts.
(…by the way – ask them about any discontinued products you can get cheap…)

And then tiler will ussualy recoment you plumber, etc. and it works out cheaper then when you get builder's quote.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 30, 2008 - 1:17 am

LeanneMcLeod wrote:

Hi Lesia

The cheapest I have found was a power seller on e-bay called 'Cheapa-blinds'.  They cut to size, etc.

Thanks Leanne,

I checked it, and Freedom worked out to be like $300 chipper then 'Cheapa-blinds'. Who would think so?! My reno getting to the stage when I have to order blinds – so I just order Freedom custom made.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 12:17 pm

I think if you don’t buy another PPR (but you can have IP) – you can have a 6 years exemption from CGT if you move on rent. You can negative gear your property while you are on rent and as long as you move back by the end of 6 year period there might not be any CGT. At least this the situation I’m having – I lived in property for 3 years, rented it for 4 (I have few investment properties, but didn’t had a new PPR and rented this time) Now I’m selling the original PPI and my accountant says that looks like I’m not going to have any CGT.. 

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 12:11 pm

I leave in the North Shore, but not buying proprieties there. I’m renting in Lane Cove.

I buy chip properties throughout Australia in stable areas with good return and growing population and employment.  I’m getting  good capital gain too.  I really would recommend you to do the same. While you are on low income – you don’t have a large mortgage, higher rental return, is it’s  NGP you have tax benefits. Are you doing a part of our work fro home? If so you might be legible to claim pat of rent you pay off tax (and unlike with PPR it will not result in CGT further the track)  

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 12:02 pm

Really – take a time to save money for the deposit!!! If you can’t save money now – how you think you will keep yourself organized with repayments?
 

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 11:56 am

Try Lawsons Auctions in Wetheril Park
(just google them – their contacts will pop up) 

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 11:53 am

Looking (and trying) for years quite a few financial advisers and coaches I learned few things: 1.     No one is going to care about your money the way you do; 2.     No one really knows what is going to happen with the market.; 3.     Financial advisors work at their job (or business) for a living. If they knew how to make money in property they would be retired!!!  4.     If the deal they offer you is such incredible – it would be snapped of the market immediately without FA. If developer going to a different state to FA to sell it (often for a higher rate then a local RE) – there must be a reason for it (usually not good for investors)… 5.     Unfortunately there are no lazy and care free money – if you want incredible financial results you have to do go extra mile to get it! 6.     The best many are made in the properties were you can add value – development, subdivision, reno, extension, etc. FA will sell you a new property that already has a mark up from the work done by research, planning, building, development, RE (FA) sale…  Now you expect to earn something here too?.. may be you will… But this will be get the most risky and speculative gain… Really – why don’t you jump to the front of the line earn safer money and let someone else carry the risk of buying the developed property. 

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 11:21 am

By the way… Did anyone had a new house painted without undercoat?How does it perform?

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 26, 2008 - 11:17 am

Yep, I'm a painter…
But I have quite a large business in Sydney.
It’s not feasible for me to go to SA for a week to do paining myself (but it’s a good problem)  So I really need to get someone to do painting for me in SA. I guess I’ll press the builders to give me a price for updating for undercoat  & etch primer on first coat of paint.  Wish me a good luck

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

August 25, 2008 - 12:41 pm

IP Freely wrote:

First coat is most likely a coloured sealer. Second coat is the finish coat. If you want 3 coats, it is an extra. Go to your painting supply specialist/hardware house and check out their recommendations.

I though so too!!!

But no, they are not going to use undercoat at all!!!  

 

Checking material data sheets was the first thing I did. They don’t use a self priming paint. Their paint requires undercoat. I’m a painter myself and know what I’m saying. 

 

I spoke with Solvers (paint manufacturer). When I called myself – the rep told me that this issue arises from time to time, but he’s not legally allowed to discuss this with me.  He gave me a contact of a guy from the Consumer & Business Affair (equivalent of the Department of Fair Trading in NSW). This guy advised that it’s illegal what builder is trying to do, as it’s against Australian Standards (AS 2311… I think).    He suggested I lodge a claim for assistance form with them and they then take legal action with builder for me.

 

Now it gets better.

I got another call today from Solvers today, but this time my builder organized it. The rep told me that doing 2 finishes over bare surfaces is common practice in SA and it will not peel or crack etc. Undercoat in his words is a better option, but not a necessary one. But he declined to give me a written statement throughout.   

 

He mentioned that in Vic and NSW they do put 1 undercoat and 1 finish, but in SA package home builders just do 2 finishes without undercoat… .  

 

I’m now discussing few options:

–         To exclude painting for 2 coats (inside/outside) would result in $950 credit to my contract balance (It’s very under priced – it’s about 6K of work)

–         To add 3^rd coat of undercoat/etch primer (really the 1^st coat) is $1500.

 

I’m trying to get quote for upgrading 1^st coat for undercoat – but apparently they don’t have such variation!!! I can only take painting off (really underpriced value!) or add 3^rd coat of undercoat (overpriced value!)

 

Can anyone suggest how to negotiate with the builder – I really want a proper built house (this is why I’m not too keen on going legal).

Has anyone been in such situation?

How did you negotiate?

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 12, 2008 - 6:37 am

Just take your benchtop with all mesurements to the postframer. They do it all for you.

[Ol PaintingMember@ol-paintingJoin Date: 2003Post Count: 123]

July 12, 2008 - 6:35 am

FLATPAX kitchens from Bunnings are cheapest are found so far and look really good. They also have now modern colours, timber look and murble benchtops. So you can easily create designer look

The only comments – I really don't like their laminated bench tops. So I’m getting bench tops only from IKEA – thick square edge benches.

Also kitchens come with those simplest stained steal doorhandles. But I always upgrade them to a good quality handles instead – it ads two more start top the overall look!

You have to book everything in advance – takes about 2 weeks, but my last reno in country WA was 6 weeks and they messed up order as well! So be repaired for this, go to the shop yourself, ask them to show a printout of what they ordered and check it!

Overall it's easy to assemble. Fixing doors is always a challenge to me (it suppose to be very easy!!! May be it's just me). But the overage size kitchen frame I put together myself in one day easily – and I'm just a girl.