Hi forumites,
Here's my quandry,
I have a house that is positively geared. Net return 10.64%, it is currently tennanted til Nov this year and the tennants are likely to stay on. The property is a 42yr old weatherboard house that we have fully renovated the interior. The exterior is looking dated and the boards have started to split and the paint is flaking. What I wondered is should I just paint the exterior or render the outside, ie: remove the weatherboard and replace with blueboard and render. I could do the blueboard part myself but get the pros to render, approx cost to render $9000. What is a better option?Thanks in advance
I wouldn’t bother with the render it’s not really going to add much to you rental return, unless you are looking to sell it soon, painting would be a cheaper option.
Can be area specific, are most of the other houses in the street rendered? In terms of a longer term rental would be hard to go past the paint option though.
Hi Andrew,
no it would be the only rendered place in the street, it is in Emerald in QLD. I plan to hold it for a long timeDepends on what's in demand for the area. I wouldn't render to enhance the rental yield – but I'd do it to add value to the property.
Cheers
Jamie
Jamie Moore | Pass Go Home Loans Pty Ltd
http://www.passgo.com.au
Email Me | Phone MeMortgage Broker assisting clients Australia wide Email: [email protected]
Hi JAmie,in Emerald pretty much anything is in demand, dueto the shortage of properties. I was only doing it for the value adding proposition. I'm lucky enough that my employer gives me $16k per year to do improvements to my PPOR and I was thinking of moving back into it and doing the work and renting out my current PPOR
Hi wakebrownb,
Have you considered what it might cost to paint as opposed to rendering ?
Hi Dubstep,paint cost is approx $5-6K
Hi Wakebrownb,
If it's only going to cost you an extra couple of grand to render, then maybe it's worth doing.
You said, its going to be a keeper.
Hi,
Rendering is a far better end result than painting. However, if rendering is not done right then you will need to pay maintanence once every5-7 years (due to cracks appearing etc). I highly recommend you do not render if it is a rental property.
Regards
Shahin Afarin – Property Finance Consultant
http://elitepropertyfinance.wordpress.comTheFinanceShop | Elite Property Finance
http://www.elitepropertyfinance.com
Email Me | Phone MeResidential and Commercial Brokerage
Hi,
Rendering is a far better end result than painting. However, if rendering is not done right then you will need to pay maintanence once every5-7 years (due to cracks appearing etc). I highly recommend you do not render if it is a rental property.
Regards
Shahin Afarin – Property Finance Consultant
http://elitepropertyfinance.wordpress.comTheFinanceShop | Elite Property Finance
http://www.elitepropertyfinance.com
Email Me | Phone MeResidential and Commercial Brokerage
If you do decide to render it might be an idea to actually paint the render rather than using a coloured render. That way – if you get chips in it, you can touch up with paint so maintenance should be easier.
Use a decent paint though – there's specific ones for rendered surfaces.
Cheers
Jamie
Jamie Moore | Pass Go Home Loans Pty Ltd
http://www.passgo.com.au
Email Me | Phone MeMortgage Broker assisting clients Australia wide Email: [email protected]
Hi Wakebrownb,
Many years ago I rendered an old weatherboard house in East Brisbane. I had it done by a professional solid plasterer who warned me in advance that it would crack… and it did all over the place – mainly vertical cracks running the full height. Prior to rendering, I had bricked in under the house, so the foundations were very stable. The problem is that old timber homes have a lot of movement (eg in strong wind) which causes the render to crack. The plasterer later came back and filled the cracks with a flexible sealer which did help, but you could still see where they had been. Years later I sold the house to someone who ripped all of the render off then clad the walls with thick polystyrene sheets, then rendered over that. It came up good but I have not been back to look closely to see if it has cracked again.
In hindsight, one thing I would have done is made sure I had numerous vertical joins in the render running from floor to eves.
As stated by others, it is very important to make sure the job is done well – I would be looking for guarantees it will not crack. Otherwise, painting seems a safer option and you don't run the risk of it loosing character in keeping with the area which could actually devalue the home.
Hope this helps a bit,
Cheers
Steve
Aussie Roof InsulationAussie Roof Insulation wrote:Hi Wakebrownb,Many years ago I rendered an old weatherboard house in East Brisbane. I had it done by a professional solid plasterer who warned me in advance that it would crack… and it did all over the place – mainly vertical cracks running the full height.
Rendering over weatherboard is pretty much a no no these days. However stripping off the old cladding and recladding with a board to render to is perfectly all right.
What I would do though is look at the best maintenance free option for this place. Old weatherboard can be bought back to almost new with a proper strip back, replace damaged boards where necessary and a professional paint job. A quality prep and high quality paint will see most places like this need only a clean and 1 coat repaint usually every ten (sometimes more) years. Depends a lot on environment.
It sounds like you’re in mining country so I’d probably spend as little as possible and just keep it neat and tidy. I would probably do a reclad if I was going to sell.
I wouldn’t render it
Spend the 9k in paying down the loan
Hey Freckle
Do you know if replacing weatherboards with polystyrene and rendering over is cheaper than doing the same with blueboard? I've seen much more blueboard than polystyrene being done to houses. What are the pros and cons of each material?
Cheers
Ken
I wouldn't render. Not worth the money and hassle. I have worked in interior design and think weatherboards are a far nicer look. Freshen up with paint and save yourself some cash$$
I wouldn't want to have the only rendered house in the street, rendering is more for areas where there is a mix of brick and fibro/ weatherboad homes with the brick homes selling for significantly more. Especially if there are a lot of knock down rebuilds going on. This is because the home will then be compared with the more expensive brick homes so buyers will value it higher.
wakebrownb wrote:Hi JAmie,in Emerald pretty much anything is in demand, dueto the shortage of properties. I was only doing it for the value adding proposition. I'm lucky enough that my employer gives me $16k per year to do improvements to my PPOR and I was thinking of moving back into it and doing the work and renting out my current PPORI second the notion of painting… especially If you say anything is in demand in the area
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