Join Australia's most dynamic and respected property investment community

Cheapie Reno - Smithfield SA

Discussion in 'Renovation & Home Improvement' started by joel, 8th Dec, 2015.

  1. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    For those of you that don't know, I've gone unconditional on my first property and requested access prior to settlement. I work full time so I've only been able to do stuff on weekends. I signed the contract on 18 Nov and settlement is on 18 Dec.

    These pics show the property in it's original condition.

    My to-do list:

    Bathroom:
    Waterproof bathroom
    Replace damaged tiles in bathroom and laundry
    Paint ceiling

    Replace blue sink with white vanity unit
    Paint bath white
    Re-silicon everything
    Fix leaking shower tap set
    Secure towel rail


    Laundry:

    Fix broken tiles
    Patch cracks in walls


    Bedrooms:
    Replace carpet
    Replace curtains
    Paint bedrooms
    Fix lock on each bedroom door
    Patch cracks/holes in walls


    Kitchen:

    Waterproof kitchen
    Replace rangehood
    Fix broken skirting around cupboard


    Living & Hallway:

    Replace carpet
    Replace curtains
    Fix deadlock on front door

    Outside:
    Fix leaking tap
    Fix damaged fly screens
    Remove window awnings
    Paint cladding above windows
    Landscape front yard with garden & brick edging
    Paint/replace the letterbox
    Paint front facade

    Paint porch
    Re-pave the area by the clothesline

    Original budget: $3k
     

    Attached Files:

  2. Xenia

    Xenia Adelaide Property Manager Business Member

    Joined:
    21st Jun, 2015
    Posts:
    2,347
    Location:
    4/136 The Parade Norwood, South Australia
    Congratulations Joel
    so the things crossed out are the things you got done prior to settlement with negotiated access?
     
  3. Xenia

    Xenia Adelaide Property Manager Business Member

    Joined:
    21st Jun, 2015
    Posts:
    2,347
    Location:
    4/136 The Parade Norwood, South Australia
    Looking forward to seeing pictures of the finished reno
     
  4. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    Yep, everything crossed out is already done.
    3 weeks in and this is how the costs are looking:

    Carpet will be done last, for $1300.
    Curtains were $330 for 6 pairs.
    $140 for a digital laser range finder (to measure the windows.. tape measures are old school!)
    Vanity unit & fittings - $180
    Rangehood - $90
    Landscaping Gear - $200
    Painting Gear & Paint - $400
    Bathroom Gear - $120

    At this point the total expected cost was $2.8K and looking good.
    But then I went to replace the crappy blue sink - turns out that everything's welded together. I'm a gambler, so I cut the copper pipe and removed the sink, hoping I'd find the fitting just inside the wall. Nope. Now I had no sink and a hole in the wall. $450 later, I had the required fittings welded onto the copper pipes. I'm yet to install that vanity - hopefully there's no further problems!

    I did all the painting on the weekend just gone - in 40 degree heat. It's at this point I found out the air conditioner doesn't work. It also seems that the oven doesn't work - but should still be under warranty.

    As far as landscaping goes, the side garden is in, and since I took that picture I've added brick edging along the driveway and along the front. Too bad all of the plants look sh*t.

    If the air con repair costs $300 then I'll come out with a total spend of $3.5K which isn't too bad I guess.
     

    Attached Files:

  5. Xenia

    Xenia Adelaide Property Manager Business Member

    Joined:
    21st Jun, 2015
    Posts:
    2,347
    Location:
    4/136 The Parade Norwood, South Australia
    That's an extremely tight budget for a reno
    Off course you're not factoring in your own labour costs but still anything below $5000 is exceptionally low.
     
  6. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    That's the plan though! It's not an expensive house so it doesn't warrant an expensive reno.

    Fortunately the vendor already added new ceiling fans, oven, air con, etc so that helped.

    I managed to get a ton of brick pavers delivered for free, picked up some free rolls of lawn for the edges, free concrete to hold the bricks in too! All from Gumtree.

    Plus there was about 10 tins of assorted paint left in the carport, and the odd mound in the front yard turned out to be bark chips and sand, perfect for the garden.
     
    Westminster and Xenia like this.
  7. FKS

    FKS Member

    Joined:
    21st Jun, 2015
    Posts:
    22
    Location:
    Australia
    Looking good Joel. How long have you spent on the property so far with the works?
     
  8. Xenia

    Xenia Adelaide Property Manager Business Member

    Joined:
    21st Jun, 2015
    Posts:
    2,347
    Location:
    4/136 The Parade Norwood, South Australia
    How did you waterproof the bathroom Joel?
     
  9. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    Roughly 3 weekends. I have gone there after work a couple times.
     
  10. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    Got my specialist tiler in to help with that!
     
    4point5million likes this.
  11. Xenia

    Xenia Adelaide Property Manager Business Member

    Joined:
    21st Jun, 2015
    Posts:
    2,347
    Location:
    4/136 The Parade Norwood, South Australia
    Then you're doing well, I thought you were going to say that you bought one of those bathroom waterproof sprays from bunnings and sprayed it on.

    No idea whether they work by the way, I just know they exist.
     
  12. Travelbug

    Travelbug Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    313
    Location:
    Sydney
    Well done, especially on a tight budget. It is surprising how much difference elbow grease and a few $$ can make.

    We did a quick $5K one week reno on a villa we bought. Same- a cheapy. We did similar stuff, but also sprayed the kitchen cupboards, new handles and added a top cupboard. New vanity and toilet, and new lino in kitchen and laundry.

    Looking forward to seeing finished photos.
     
  13. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,396
    Location:
    Somewhere in the land of Oz
    Looks like fun!

    I'll put my vote in for leaving the bath as is bit regrout the tiles. It will come up n nice in there with a new vanity too
     
  14. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    What's your reason for leaving it?
     
  15. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,396
    Location:
    Somewhere in the land of Oz
    Do you realise that pos used 5% of your budget? :) hope you kept the receipt
     
  16. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,396
    Location:
    Somewhere in the land of Oz
    Its a good solid bath and painting will mean in a few years you'll be pulling it out when the paint chips and scratches.
    Plus it won't look as dated in there with the vanity and re grouting. The screen looks reasonable too
    Spend the paint money on new taps and spout
     
  17. joel

    joel Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    784
    Location:
    Adelaide
    You know what, that's not a bad idea. I'll see how it looks with the vanity in first.
     
  18. D.T.

    D.T. Adelaide Property Manager Business Member

    Joined:
    13th Jun, 2015
    Posts:
    5,603
    Location:
    Adelaide, SA
    Yea, but re usable in further projects for years
     
  19. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,396
    Location:
    Somewhere in the land of Oz
    Of course I know that! :p
    That bath will make it look super trendy if left as is!
     
  20. bob shovel

    bob shovel Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,396
    Location:
    Somewhere in the land of Oz
    Could have toughed it out on this one with such a small budget and doesn't really save **** loads of time when it's used 5 times then packed away