Request to build stairs

Discussion in 'Property Management' started by AlexIM, 18th Nov, 2020.

Join Australia's most dynamic and respected property investment community
  1. AlexIM

    AlexIM Active Member

    Joined:
    9th Oct, 2020
    Posts:
    34
    Location:
    Brisbane
    Tenant is asking to build stairs from street level, path to the side of the house - to the backyard ground level. The house is sort of split level.

    They are framing it as a safety issue as there is a gate where they want the stairs built, which opens to about a one meter drop. The gate is usually closed. Please see attached pic.
    gate_backyard.png

    They already got some quotation going for about $3k.

    What would you recommend here? My understanding from perusing this forum that once it's framed as a safety issue there isn't much that can be done - has to be fixed.

    But maybe the gate can be permanently shut instead? Is it worthwhile paying for a building inspector to come in to rule whether a safety issue or not?

    Think since was framed as safety issue now a licensed builder has to build the stairs - does $3k look reasonable to you to build this length of stairs.

    Since this is a permanent appurtenance to the house, guess the depreciation will have to be done over 40 years?
     
  2. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,041
    Location:
    Sydney or NSW or Australia
    You have a 2m drop in your yard, How is it otherwise accessible?

    Probably be a decent value add if you can use the yard.

    Get a couple of quotes.
     
  3. Mel Morgan

    Mel Morgan Sydney Property Manager Business Member

    Joined:
    6th Jun, 2017
    Posts:
    1,447
    Location:
    Sydney
    From memory BCA states that anything over 1m needs a balustrade and is a safety concern, however I'm not aware that licenced builder has to build it.

    You could consider something like this: Wilmaplex Treated Pine Ezistep 4 Step Stringer Kit

    If the walls extend further along then you would need balustrades too.
     
  4. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,747
    Location:
    Melbourne
    You could just screw the gate shut to make it safe.

    I assume there is another way to get to the backyard?
     
  5. thatbum

    thatbum Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,757
    Location:
    Perth, WA
    I agree. Why is there a gate to a drop anyway?
     
    Michael Mitchell likes this.
  6. AlexIM

    AlexIM Active Member

    Joined:
    9th Oct, 2020
    Posts:
    34
    Location:
    Brisbane
    Yes, accessible from another point inside the house. If the gate is screwed shut then it's not possible to access the backyard from the outside/street, only from the inside.
     
  7. Trainee

    Trainee Well-Known Member

    Joined:
    24th May, 2017
    Posts:
    10,197
    Location:
    Australia
    how are they accessing it from the street now? Grappling hooks?
     
  8. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,747
    Location:
    Melbourne
    Do they need to access the backyard from the street? For example to get a lawn mower through? (Though that’s going to be pretty tough with stairs!)
     
  9. BMT Tax Depreciation

    BMT Tax Depreciation Chris Business Member

    Joined:
    22nd Jun, 2015
    Posts:
    357
    Location:
    Australia
    Yes. A $3000 expenditure would see you with a yearly deduction of $75.
     
  10. Paul@PAS

    Paul@PAS Tax, Accounting + SMSF + All things Property Tax Business Plus Member

    Joined:
    18th Jun, 2015
    Posts:
    23,212
    Location:
    Sydney
    Sounds like its an inevitable expense. If someone was injured you could have a legal liability. Check with council as it likely needs approval and must meet code hence using a licensed carpenter / builder. For such a height a landing mid point may be required as well as railings and compliance with tread depth / height etc. The gate could even need rehinging so it opens outwards (?) from top of stairs.
     
  11. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,747
    Location:
    Melbourne
    The NCC sets out the requirements very clearly with diagrams.

    For a height under a metre, requirements are not difficult or onerous. A mid-point landing is not needed for these short stairs.

    Tread depth and height is standard these days - see the NCC.

    From memory it’s fine to open the gate outwards (not prohibited) - have you read advice that says otherwise?
     
    Last edited: 19th Nov, 2020
  12. AlexIM

    AlexIM Active Member

    Joined:
    9th Oct, 2020
    Posts:
    34
    Location:
    Brisbane
    But the non-depreciated remainder part can form part of the cost-base for CGT purposes when selling - would that be correct?
     
  13. Tom Rivera

    Tom Rivera Property Manager Business Member

    Joined:
    1st Jul, 2015
    Posts:
    2,719
    Location:
    South East Queensland
    If the access via that gate is not necessary from a legal or obvious useability perspective, then I can't see why you wouldn't just seal it shut permanently.

    If the gate is required, why on earth hasn't there been access from there before now.

    And why did someone put a gate there in the first place. :p
     
    craigc, wylie and thatbum like this.
  14. BMT Tax Depreciation

    BMT Tax Depreciation Chris Business Member

    Joined:
    22nd Jun, 2015
    Posts:
    357
    Location:
    Australia
    I believe so but this is generally the realm of the tax agent to advise on. In general terms, capital costs add to the cost base, while depreciation on capital works lowers it.
     
  15. Lacrim

    Lacrim Well-Known Member

    Joined:
    25th Jul, 2015
    Posts:
    6,166
    Location:
    Australia
    $3000 is way way over the top though. Should be < $1000 easily. Build it out of treated pine and oil it each yr.
     
    Michael Mitchell likes this.
  16. skater

    skater Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    10,207
    Location:
    Sydney? Gold Coast?
    Just seal the damn gate shut, then you've got no problems.
     
    wylie likes this.
  17. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,041
    Location:
    Sydney or NSW or Australia
    Got a horse or has it bolted?
     
    Michael Mitchell likes this.
  18. Ted Varrick

    Ted Varrick Well-Known Member

    Joined:
    21st Jun, 2015
    Posts:
    1,941
    Location:
    No Mans Land
    Stairs might be an safety issue if trying to get a lawnmower down them, particularly if it's a ride-on.

    A consultant's risk management report on the feasibility of a goods elevator might be in order.

    And the depreciation might be better, in terms of your tax return....