Rebuild new patio / verandah - Perth

Hi all

Have an IP on the East side of Perth 3/1/1 on 700+ sqm

Issue:
Ongoing with patio / verandah, rotting wood and roofing issues.
Couple of comments from contractors recommend full rebuild and avoid timber (likely same cost too); note incorrect sheets ontop, waterlogged and some rotting timber, roof sheets flown off missing, tin would be next and tends to be windy area so also safety risk. Unsafe woodren trusts with incorrect joist hangers into the fascia, rusted gutters with large holes for the patio.

Total 44sqm for the roofed outdoor patio / verandah area (includes side of house n back)

Verbal quotes PM said $14-20k, PM advised below written quotes are cheapest:
-Quote 1 Total $12.9k (PM says trusted contractor but no online presence) Colourbond steel powder coated from stratco ($7833), exta $1k for cement, bin, fixing. Labour $3.8k includes remove wooden structure, build new, new roof/gutters/downpipes. Doesnt note council/certification anywhere
-Quote 2 Total $15.9k (seems to be popular company with lots of great reviews) patio $9.8k, pull down $1.7k, guttering $1.1k. Also notes council app $500 + $350 certified.

Q1: Anyone done anything similar recently and how do the prices compare or what would you do here? Plan is to keep the property as INV (or until Perth due for a crash) and as you know we try to be cost effective where possible.. Patio would be unlikely to significantly improve value or rental.

Q2: As theres an existing wood structure already, and this is just matching area exactly, anyone know whether council approval is actually required?

thank you so much in advance!

 

I got a few quotes for a similar size. Cheapest was $13k (colorbond) - Most expensive was $22k (lined insulated panels). Ducted aircon broke so could not afford a patio in the end.

 

Whats the value of this property? I would definitely double check on if quote 1 includes council approval etc too and then maybe use wuote 1 to try and bridge the gap with quote 2, who sounds like theyre who i would personally1 feel more comfortable going with, think of any future warranty issues etc.

I would also consider spending a bit more and upgrading the sheets to either a) some insulated panels, which will make the area much cooler during certain times of the day or year as well as will look more premium,

or b) use a double walled or similar polycarb in full if budget allows, or in parts, as the new sheeting. It blocks out a lot of heat, lets in comfortable diffused light if the right one is selected, will block out UV light etc and will look a lot better than just a colorbond patio

 

@doobynuts Sounds like replacing in your situation is optional or can be delayed. Maybe you can do it when Perth isnt going gangbusters for property/trades.

Thank you @sanj . Property is probably worth early $600k's could push more if i just did very cosmetic stuff like painting and patch work only. I'll see what I can find out regarding the quotes and sheet options but ideally not wanting to overcapitalise on IP

 

Quote 1 seems okish as long as council approved, you might be able to get 1-2k cheaper. Ive had 35-38.5sqm quoted at 7-9k for flat roof, about 12-15k for gable.

You could spend 1-2k and replacing only whats needed. If you are handy you could do it yourself for a few hundred $ by checking gumtree and facebook market place as they are always being advertised for free.

 

Its attached to the house so council approval likely required, you could request from council any existing approvals for the property, cost me about $80. Looks 20-50 years old so probably no approval.

 

I had approvals from 60s in city of Bayswater

Quality might not be great though. The plans I got was mirror imaged to the actual house

 

Is the frame/beams unsteady/moving?

My friends and I redid a small one (also Perth) last year that the RE agent and every visiting tradie said to get rid of.

Replaced a few horizontal beams (fixed the movement issue), sanded and painted beams, and used shadeclothe to cover, cost around $200 from memory for materials to fix and paint the beams. You could use polycarbonate sheeting as mentioned, and it would help protect your eaves.

A handyman type from Airtasker or gumtree could do this if you’re not local.

The gutters may be just a fix rather than replacement?

Don’t believe this structure was council approved and had no problems when selling.

 

Thanks @rhinsor @Ash11

Had a handy man ( allegedly more like jack of all trades property person) inspect plus further comment from the quote providers if fixes possible, plus PM, and they all reaffirm the patio deteriorated this much and is a safety risk and tell the tenants to not use it until something is done. They are imploring me to either immediately take it down or rebuild it, a fix would be super temporary only. Unfortunately I am out of area and I guess don't have reason to mistrust multiple diff contacts telling me similar on severity on state of the structure/materials.

Not ideal hit to the cash reserves but leaning towards just removing and building a new patio / verandah in one go rather than just removing and revisiting it sometime later. This along with other works will at least make it easier to justify getting up to market rent at least.

 

Hi @wylie,

Haha aircon is more of a basic necessity than a back patio to sit under, removing it certainly is an option for $1-2k and would be quite cost effective. I think a new patio might be a 1-to-1 cost vs value add..

PM gave indication it would be tough to get tenants to raise rent much if that were the case, and I think im close to $50-70 pw under market currently.
Could just do it and try raise it significantly anyway with tenant push back. Digging my heels in also possible but I still have some sort of conscience as a landlord, they're a young couple with a newborn in a super hot Perth market

 

The last photo close up looks a bit ordinary (not sure which part that's in) but the other photos look alright. I would ask the PM to try another handyman. Maybe replace (or epoxy fill?) that one board, sand, paint and cover that exposed part in the first photo.