Kallangur Renovation Thread

Thought I would post a thread for the renovation of our latest IP in Kallangur for anyone that may be interested. The house itself is a 3/1/1 on a 607sq.m corner block near schools/shops/transport. Good bones, but in dire need of a clean and update.
Rough numbers:
Purchase - 275,000
Stamps, solicitor etc - ~9,400
Reno budget - 25,000
Holding costs - 2,000
Expected end value - ~340,000+
Expected rental return - 340pw+

The kicker for us is the 'workshop' at the back of the block - ~45sq.m, power, water, it's own VXO/driveway and yard area. Our intention is to get the house up to scratch and rented, then try our luck with Council to get it approved as a secondary dwelling and let it separate to the main residence. For the moment - and if we can't end up getting it through Council - it's a good additional storage room/workshop/teenager retreat with an additional car port.

Planned duration of the renovation is about 10 weeks, which we are 5 weeks the way through.
Attached are a few 'before' photos.

Any thoughts/comments/questions welcome!

 

I believe this is a skinny corner lot that is in suburban zoning ( I may have it book marked..)..also check with council if it's permissible to build new dwelling if you cant convert the workshop into a granny flat.
By new dwelling I didn't mean granny flat on one title as main house, but strata title ( so can sell separately)...something to consider in the future add value.
I know if it's Next Gen zoning, it is permissible as above, not sure of suburban precinct..

Great purchase...so many add value you can think of...

 

Yep, Suburban zoning and it will be the block you're thinking of. We will be pushing to see what we can get out of council - as you suggest a second strata titled dwelling would be ideal.
If not now, then at least there is potential to do so when zoning is updated in the future.
Thought it would be the case that a few people on here would know the property, considering it was on the market for a while with some fairly ordinary advertising!

 

A few photos to date.
Painters were in just before Christmas to do the exterior. Really happy with the result, and should come up even better once we've done a bit of landscaping/fencing etc. We've also stripped back the metal handrail/gate on the porch and will repaint in gloss white.
Since Christmas we've been in stripping and prepping the interior. Got halfway through the undercoat and realised we were running short on time before going back to work, so have the painters back in there finishing it off.
Front doors/windows have been fixed up and are working again. The old gent that lived there had made a few additions with a sliding fly screen and screwed all the windows shut.
Bathroom is stripped and asbestos removed as required.
Electrician has been through and updated the switchboard, new lights and powerpoints.

With the painters in there over the next few days we will get started on taming the yard and buying the remaining kitchen/bathroom items. Plumber will be through this week to replace the existing gal/copper with poly and replumb the bathroom. Should have the bathroom resheeted over the weekend with waterproofing/tiling next week.

 

Great effort. Seems like you are doing a great job adding value and manufacturing equity.

How difficult is it to secure the services of a good trade in the MB area at short notice?

Thanks!

 

Looks like its really coming along.

I'm doing a similar renovation to a high set in Bracken Ridge at the moment, interior repaint, new bathroom, floors polished, kitchen makeover. Picking up the new kitchen doors and dress panels tomorrow from Strathpine and going to some tile shops.

How much work are you doing yourself?

 

Thanks @Ekin200
I've been very impressed with the trades I've engaged so far. Plumber and electrician have been mates of mine, however asbestos removal and painters were found via ServiceSeeking. Both have been exceptional in both cost and quality, and have worked us in at very short notice.
Tiler/waterproofer has been a bit harder to come by as they seem to be booked up weeks in advance. I've had a couple of quotes over the weekend and with a bit of luck will have someone in week beginning the 16th to get that knocked over.

Sounds good @NeedMoreTime
Would be interested to see some photos. Is it a recent purchase for you or updating an existing IP? Are you a local / doing much of it yourself?

We've done as much as we can ourselves. Trades used so far/plan to use for the rest of the reno:
Painter - Exterior and most of interior (we had planned to paint the interior ourselves, however got halfway through the prep and realised it would take longer than we could afford to spend. Had a great experience with the painters that did the exterior so got them in to finish it off)
Asbestos removal - bathroom + lino floor in kitchen
Electrician
Plumber
Tiler/waterproofer - for bathroom, we will tile the kitchen splashback and laundry/toilet ourselves.

A few more photos with the interior paint finished and plumbing roughed in, ready to be resheeted next weekend.

 

@Art Vandelay and @NeedMoreTime can you both let me know how you both go re: sourcing your tiles? Especially if you're chasing 300x600 white gloss wall tiles (the go-to standard for a bathroom)

 

We will be going through Tile City - got a few samples the other day including grey 600x300 for the floor and back wall, and white 600x300 for the other walls. Were around $22m2 from memory? Will pick them up on the weekend so can confirm pricing then

 

Great - let me know please if you can

I was contemplating this place @ $14.95/sqm for gloss white 300x600
White Pressed Edge Gloss Wall tiles 300 x 600

 

Yea new purchase November last year. Doing as much as I can but using trades for electrical and bathroom renovation. Im doing the internal painting, floor polishing, plastering, some tiling, kitchen makeover etc. I'm interested in getting a quote for some exterior painting from you painter if you dont mind sharing his contact details. Will save me some time and the need to hire trestles if I get some else to do it.

 

Thats where we are sourcing or tiles. They do a lot of factory seconds which depending on the tile can save a lot of money. Not sure I would use them in a PPOR but for an IP I think the tenants would prefer them over the 70's tiles that were in there.

 

I'll flick you over a PM @NeedMoreTime
Might also be worth asking how much for the interior as well - I wish we had of asked the question prior to trying it ourselves. One or two rooms aren't too bad, but doing the whole house just sucked the fun out of it.

 

Thanks, they are coming Sunday to quote.

 

Care to share your tiler's details too if OK

 

A couple of photo updates..

Kitchen semi-finished. Still need end panels, splash back, appliances etc.
Bathroom is tiled. Still needs to be fit off.

Floors have been polished and new fence is half up, a couple of weeks to go..

 

How is it coming along @Art Vandelay ready to rent out yet?

 

@NeedMoreTime slowed down a bit last few weeks due to a few personal issues arising. A few touch ups and a bit more fencing and it will be ready to rent. Feedback from our property manager was $360-370pw which would be about 6.4% return on the purchase price and Reno costs.
Will get a few photos up over the weekend of where it's at.