https://www.propertyinvesting.com/members/trev/activity/ Activity feed for Trev. Sun, 12 Apr 2026 03:09:42 +0000 https://buddypress.org/?v=2.8.1 en-US 30 hourly 2 90776dd29a7328b24403cf9cdc464766 https://www.propertyinvesting.com/topic/4405673-gyprocking-internal-walls/#post-4662391 Sun, 22 Jan 2012 01:53:13 +0000 Gyprocking the internal walls in the three bedrooms would probably be easier for you than applying a rendered coat or hard plaster finish.  You could use 10 mm plasterboard and direct stick if the brick walls are even enough (the alternative would be to fix the plasterboard onto timber battens).  You would need to flush the plasterboard and p…[Read more]

]]> e590f98436e287aaa448cd8fa2be44f1 https://www.propertyinvesting.com/topic/4405473-fhog-and-development-block/#post-4660984 Mon, 26 Dec 2011 14:11:06 +0000 Building the residences yourselves with no building experience would be fraught with risk.  You would need to ensure that the buildings comply in every respect with the Building Code; be responsible for OHS on the site during construction; and be responsible for the soundness of the buildings for 6 years after construction.  You would need to u…[Read more]

]]> 2d4ef840b6c782b7564aa421624d8272 https://www.propertyinvesting.com/topic/4405352-roof-insulation-advice-pls/#post-4659962 Mon, 12 Dec 2011 12:35:22 +0000 Not sure what you are trying to do.  If this is an existing tiled roof you would need to remove the tiles to install the Anticon over the tiling battens.  Is there smoke damage to all roof framing – battens, rafters or trusses, ceiling joists?  If so, how were you looking to hide the smoke damage to the rest of the roof framing?  Anticon is usu…[Read more]

]]> 6c387438d1f3a485fec2c3553d574443 https://www.propertyinvesting.com/topic/4405398-driveway/#post-4660315 Mon, 12 Dec 2011 12:04:51 +0000 You could try using turf paving blocks to prevent soil compaction and minimise grass wear.  These are hexagonal blocks made of  UV stabilised plastic, that interlock together.  They will support the weight of a vehicle and allow grass to grow without being affected by vehicles.  They are easy enough to place, can be cut to size.  Just a thought.

]]> 8e4067812343c5140e0de1954e7232c8 https://www.propertyinvesting.com/topic/4404890-rehab-tips/#post-4656908 Wed, 05 Oct 2011 10:27:34 +0000 I would be reluctant to use this finish in one of my rentals.  Once applied it would be very difficult to convert back to a flat plaster finish.  It is apparently more popular in the US but I haven't seen many (if any) houses in Australia where a heavy textured finish has been successfully applied to an internal wall.  I would rather repair the pl…[Read more]

]]> 6120fc8d39876064cfcfd644c72fba79 https://www.propertyinvesting.com/topic/4403639-reccommended-resources-for-economics/#post-4647794 Mon, 16 May 2011 04:52:59 +0000 For general economics, "Economics for Dummies" is a good read, for a basic understanding of economic principles.  A good book to read is "What Every Property Investor Needs To Know About Finance and the Law" by Michael Yardney. 

]]> 219c7e4e592174ef76a68bfc7724005f https://www.propertyinvesting.com/topic/4403364-nobo-heaters/#post-4645976 Thu, 21 Apr 2011 06:11:10 +0000 Well yes any type of radiant or micrathermic radiant panel heater is expensive to run. If a heater is rated at 2.4kW (2400W) and the cost of power is (say) 15c per kW hour then the heater will cost 2.4 x 15c = 36c per hour to run. If it runs all day at the same rate it will cost 24 x 36c = $8.64.  A heat pump (air conditioning) is the most cos…[Read more]

]]> e4d1f537cca25fd33bcd093865caec9c https://www.propertyinvesting.com/topic/4403364-nobo-heaters/#post-4645972 Tue, 19 Apr 2011 00:29:32 +0000 The Nobo heaters are radiant panel heaters; that is, they heat by radiation and the room occupant needs to be near enough to the unit to benefit from its radiant warmth (the same principle as a bar radiator).  They have been in New Zealand for a little while, still catching on in Australia as far as I am aware.  There are other panel heaters a…[Read more]

]]> 0e03f3b1ce0956352952b36e9a248a81 https://www.propertyinvesting.com/topic/4403364-nobo-heaters/#post-4645972 Tue, 19 Apr 2011 00:29:32 +0000 The Nobo heaters are radiant panel heaters; that is, they heat by radiation and the room occupant needs to be near enough to the unit to benefit from its radiant warmth (the same principle as a bar radiator).  They have been in New Zealand for a little while, still catching on in Australia as far as I am aware.  There are other panel heaters a…[Read more]

]]> f41cf1904317ceae894769c320a0fe49 https://www.propertyinvesting.com/topic/4403149-bca-and-maintainence/#post-4644202 Fri, 25 Mar 2011 06:08:44 +0000 There can be no more than 18 risers in a flight of stairs (i.e. in a set of risers not interrupted by a landing or floor).  Does your existing staircase have more than 18 risers in an uninterrupted flight?  I don't think you have any choice but to comply with current BCA requirements in building a new set of stairs.  The builders would also ha…[Read more]

]]> ec5c9f5f3286f2e6e96fe22af069eeed https://www.propertyinvesting.com/topic/4402162-renos-as-an-owner-builder/#post-4637996 Fri, 10 Dec 2010 05:16:00 +0000 The saving in not using a builder essentially comes from not paying the builder's profit margin.  This could be offset by the saving in buying materials at trade prices (provided the builder passes on those savings) and in better financial control of subcontractor prices.  I'm not certain, but I think the 6 year rule that applies to o…[Read more]

]]> 85b484c90b978719bcbb1a6d6b761ac5 https://www.propertyinvesting.com/topic/4402136-need-help-fixingupdating-internal-walls/#post-4637773 Tue, 07 Dec 2010 04:00:35 +0000 I have replaced Versilux and asbestos in small areas but not through an entire house.  The vertical joints indicate the location of studs.  I'm not sure from your description whether the joining strips are plastic H-moulds or timber cover battens.  If H-moulds they are first nailed to the studs and the sheets are slotted into the small &q…[Read more]

]]> 55b6a96e18e320e1ac7353aec7f99077 https://www.propertyinvesting.com/topic/4402118-smashing-down-a-wall-and-also-adding-new-room-with-en-suite/#post-4637675 Mon, 06 Dec 2010 03:51:21 +0000 If you are removing an internal wall you need to be sure (as has already been highlighted) that it is not a load-bearing wall.  A first check would be to look at the roof framing: a gang-nail truss roof structure would mean that the internal walls are not taking any roof load.  A traditional roof structure with rafters/ under purlins etc would me…[Read more]

]]> d27ff20f1d84aa38c29420c165e536bb https://www.propertyinvesting.com/topic/4402077-keep-the-house-or-demolish-and-subdivide/#post-4637411 Thu, 02 Dec 2010 00:12:38 +0000 The first thing you should do is have a meeting with planners at the Council, to establish their initial reaction to the subdivision of the property.  Expect a cool response, the Council of Norwood, Payneham and St Peters traditionally takes a negative stance on subdividing properties that have similarly large properties as neighbours.   

]]> be2f6fcf0ff9fcfa83c9fd6660922b5b https://www.propertyinvesting.com/topic/4401542-megasealed-bathrooms/#post-4634220 Tue, 19 Oct 2010 02:21:42 +0000 The shower plumbing may be leaking, particularly at the breeching piece which is a common problem; have a plumber carry out a pressure test to see whether that is the case.  Apply silicone jointing at the floor/ wall junctions and at internal corners in the shower.  Make sure that any jointing in the tiling looks sound. 

]]> cbcfa083d344ffd8d673a3b278c25ded https://www.propertyinvesting.com/topic/4401405-looking-at-purchasing-a-property-to-put-3-townhouses-on/#post-4633485 Tue, 05 Oct 2010 13:22:41 +0000 No expert here but check with the Council that a 3 townhouse development is likely to be approved, i.e. strata or Torrens title (or what that's called in Vic).  Do the sums on the development costs vs. likely sales costs to establish an estimated profit for the development (work on at least 20% profit after all development costs).  Are you able t…[Read more]

]]> 22ba1313830dbb2ee529be2b2dd16aea https://www.propertyinvesting.com/topic/4400989-off-plan-property-approaching-settlement/#post-4630610 Wed, 25 Aug 2010 02:41:29 +0000 There is always a temptation to buy (what seems) hot property while visiting a holiday destination.  Prices of apartments in new Gold Coast high rise developments drop appreciably at around settlement date, when a lot of apartments come up for sale (or resale).  I would be loathe to burn the 10% deposit but you would need to hold the apartment f…[Read more]

]]> cc9610a6e023e4c29c2a0a376098d41c https://www.propertyinvesting.com/topic/4400957-por-to-ip/#post-4630331 Mon, 23 Aug 2010 03:47:43 +0000  The building cost itself can't be depreciated if constructed prior to July 1985 (residential) or July 1982 (non-residential). However legislation allows all plant and equipment  to be given a new effective life from settlement date and is depreciated at various rates generally ranging from 5% to 20%. This is available for any investment property…[Read more]

]]> 42df2a021a91c1c431dcb99c4d9f4eb9 https://www.propertyinvesting.com/topic/4400839-damage-from-wheelchair-and-other-disability-modifications/#post-4629660 Fri, 13 Aug 2010 08:05:58 +0000 In removing the vinyl flooring to replace it there would also be some residual depreciation value in the flooring that you can claim.  If you are looking to replace the flooring throughout the house it may be worthwhile having a scrapping report prepared by a quantity surveyor so that you can write off the vinyl before you throw it out.  The s…[Read more]

]]> bbf3ade18842f2b41ec1cfb4180de0bd https://www.propertyinvesting.com/topic/4400815-where-to-start-building-a-duplex/#post-4629530 Mon, 09 Aug 2010 08:35:47 +0000 The very first thing you need to do is speak to the Council and find out in principle whether the block can be subdivided; talk to a planning officer at the Council.  Unless it is an exceptionally large block I would be surprised if a single level duplex was viable; work out the area of each unit (allow 2 or 3 bedrooms, living, bathrooms,…[Read more]

]]> 247ebe510ad11f789143f50946629818 https://www.propertyinvesting.com/topic/4400790-development-in-mining-subsidence-areas/#post-4629434 Mon, 09 Aug 2010 03:32:09 +0000 The consulting engineer who does the footing designs for any houses in a mine subsidence area will need to factor subsidence into his designs. He should also recommend other design features (e.g. articulation joints, avoidance of brickwork above doorways and window openings) to minimise any damage due to subsidence.  This will most likely add to…[Read more]

]]> 37242d6d1a6fc30a053d9216d77a5892 https://www.propertyinvesting.com/topic/4400790-development-in-mining-subsidence-areas/#post-4629431 Fri, 06 Aug 2010 07:15:23 +0000 The footings for any buildings over a mine subsidence area should be designed to allow for reasonable subsidence movement, in accordance with the requirements of the Mine Subsidence Compensation Act (1961).   They will therefore be more substantial and therefore more expensive than footings for equivalent buildings on standard foundation mate…[Read more]

]]> fe38d87cb200fc73bdcd77d175db669f https://www.propertyinvesting.com/topic/4400769-two-living-rooms/#post-4629325 Thu, 05 Aug 2010 23:09:15 +0000 Hi ElizabethYou will need a few trades: carpenter for the wall framing and skirtings, fixing of plasterboard and skirtings; electrician (for any power points and lighting); flusher (to flush the plasterboard joints and fix cornices); and painter.

]]> 2eafe2906612f867418887a7475b84f4 https://www.propertyinvesting.com/topic/4400769-two-living-rooms/#post-4629323 Thu, 05 Aug 2010 01:47:33 +0000 If you are only looking to put in lightweight walls (timber framing with plasterboard lining) to form the bedroom/s, Council approval is not required.  Approval would be necessary in cases where structural alterations are to be carried out (e.g alterations to roof framing or removal of load-bearing walls), or an additional bathroom is added, or…[Read more]

]]> e7a9b3e2702e0bbc6bb3e6a70365dcb1 https://www.propertyinvesting.com/topic/4400723-wire-rendered-house/#post-4629079 Mon, 02 Aug 2010 03:45:20 +0000 How old is the house?  There was a much earlier practice of applying a rough rendering over chicken wire, this was mainly for gable ends.More recently the practice is used for rendering over straw bale construction.  That is, a wire mesh is placed over the straw bale wall and then a lime render applied. 

]]> 451340a7e65d083441aa6c455277e101 https://www.propertyinvesting.com/topic/4400702-unilodge-whats-the-catch/#post-4628906 Fri, 30 Jul 2010 01:33:57 +0000 The units are incredibly small, about 25 square metres. Try swinging a cat in that area.Average price about $160,000, and very low capital growth. Not much going for them as an investment.

]]> 2e12ac6ac11f8acd87ac6328e90aad7d https://www.propertyinvesting.com/topic/4400706-buying-a-property-10-yr-old-vs-30-yr-old/#post-4628918 Thu, 29 Jul 2010 23:31:52 +0000 There's no reason to believe that more recent residential buildings are more prone to cracking; the contrary would be more likely.  More recent buildings would be designed with a better appreciation of footing design and foundation (i.e. the material under the building) conditions.  And pre-July 1985 buildings can't be depreciated (only app…[Read more]

]]> 7113aaff73e8eaab5967a125316846e0 https://www.propertyinvesting.com/topic/4400668-is-it-possible-to-find-owner-details-for-a-property-in-vic-at-all/#post-4628669 Mon, 26 Jul 2010 01:29:41 +0000 Search online on http://www.land.vic.gov.au You will need to register as a user and pay the appropriate fee/s.

]]> e78f0760da1451d6670b058643c5308f https://www.propertyinvesting.com/topic/4400645-getting-permits/#post-4628530 Thu, 22 Jul 2010 23:34:06 +0000 Hi EmmyYou should seek the services of a competent architectural draftsman. Trying to do that yourself would be very difficult for you, and fairly unwise.  The council person you spoke to was probably a clerical person; she is giving advice to you as an owner/ builder. Working with one builder would not be cost effective; with a drawing for the w…[Read more]

]]> a2750582ef3c61fe17927a64120c9847 https://www.propertyinvesting.com/topic/4400403-another-legal-height-question/page/2/#post-4627224 Thu, 22 Jul 2010 08:42:56 +0000 Darklord – in your case I would speak to the Council and explain your situation, to see how the Council will view your intentions. Oddyssey – a person takes a big risk if any building extension (including the conversion of the lower part of a house to habitable space) does not comply with the BCA. The fact that other building owners are fl…[Read more]

]]> da084f88695effe51e8ac3fd16de8ce3 https://www.propertyinvesting.com/topic/4400639-rent-deposit-from-ip-into-ppor-loan/#post-4628499 Thu, 22 Jul 2010 04:13:06 +0000 Hi amsaini, the two properties are negatively geared.  The rental pays off part of the interest payments and the remaining interest debt accumulates. 

]]> e142d3adea8e8903ad078f87b0d544d1 https://www.propertyinvesting.com/topic/4400645-getting-permits/#post-4628528 Thu, 22 Jul 2010 03:58:42 +0000 You should use an architectural draftsman for this kind of work.  The Council will expect to see a drawing (plan, elevations and details) and specification with the application.  If the French doors are wider than the window openings, thereby requiring a lintel to be placed above the opening, the application would need to show the lintel size…[Read more]

]]> 31fe5315e9cee401f7400ff5b6fa43db https://www.propertyinvesting.com/topic/4400639-rent-deposit-from-ip-into-ppor-loan/#post-4628495 Thu, 22 Jul 2010 01:06:50 +0000 I have two IPs each with an IO loan.  When I asked my accountant about using the rental payments to pay off my PPOR he suggested that I should make an application to the ATO for a private ruling; the issue for me is that the size of my IO loans could potentially increase while I use the rental income to pay off my home.  I didn't apply for the p…[Read more]

]]> 0bbf4c7c143e1829507ce0977157062c https://www.propertyinvesting.com/topic/4400403-another-legal-height-question/#post-4627221 Mon, 05 Jul 2010 03:22:40 +0000 The BCA was enacted in October 1996.  Before that date the separate states and territories applied their own respective Building Acts.  The purpose of the BCA was to bring in a nationally consistent set of minimum standards.  The ceiling height of 2400 mm for habitable rooms applied in SA before 1996, not sure about other states. If you want to c…[Read more]

]]> 2ec929642d86acf8ba3205788050201b https://www.propertyinvesting.com/topic/4400403-another-legal-height-question/#post-4627219 Mon, 05 Jul 2010 02:05:39 +0000 The ceiling height will be measured to the underside of the joists from finished floor level. The BCA is a legal document and the Council is not able to make any concessions on the provisions of the Code. The ceiling height in a habitable room needs to be 2400 mm minimum, taken from the top of the floor finish (e.g. carpet, vinyl or timber), not…[Read more]

]]> 7ac218e74a6092ea1d0eea435c03a5b8 https://www.propertyinvesting.com/topic/4400403-another-legal-height-question/#post-4627213 Fri, 02 Jul 2010 07:29:57 +0000 The Council will apply the Building Code. They will not attach emotion to any decision. The Code requires any habitable room (excluding a kitchen, corridor or bathroom) to have a ceiling height of not less than 2.4 m from finished floor level to underside of ceiling.  This will need to be the measurement to the underside of exposed beams. A lower…[Read more]

]]> 47e5765230550f620d21ecf71a4ac581 https://www.propertyinvesting.com/topic/4400426-rental-property-claim-expenses-when-trying-to-find-tenant/#post-4627349 Fri, 02 Jul 2010 07:05:13 +0000 Also when you eventually come to sell the PPOR you will have to factor in capital gains tax for the period of rental.  

]]> 915e4e40073c7963b7519caa8575ffac https://www.propertyinvesting.com/topic/4400415-depreciation-valuation-for-ppor/#post-4627305 Fri, 02 Jul 2010 06:51:43 +0000 I believe the quantity surveyor can formulate the depreciation schedule taking into account the date of occupation by the tenant.  The cost of the schedule is of course a tax deduction against the rental income for the property.  You will need to make it clear to the QS what items are remaining when the property is rented out.

]]> 1e84db43a422e07318f8099efe84261a https://www.propertyinvesting.com/topic/4400334-one-bedroom-reno-help-required/#post-4626820 Thu, 24 Jun 2010 23:59:02 +0000 Reddahaydn, eliminating dampness from a bathroom is not always straightforward.  I used to do building repairs for insurance companies and a common fault in bathrooms was a leaking breaching piece in the shower.  A plumber can do a pressure test to check whether there is a leak. If no leak is evident then the issue may just be inadequate v…[Read more]

]]> 3f28cb348dc0b3166cd7eff0bf1909ea https://www.propertyinvesting.com/topic/4400334-one-bedroom-reno-help-required/#post-4626813 Thu, 24 Jun 2010 05:42:10 +0000 Check the other parts of the unit for power points (bathroom at basin, bedroom at bed for bedside lamp and electric blanket etc).  Make any power points provided double GPOs. The staining on the carpet outside the bathroom indicates that the bathroom floor may not be well graded to the floor drain, so that water from the shower pools on the floor…[Read more]

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