First Timer need some guidance

[stargazer]

Hi all

Interesting and excellent Forum. This may be somewhere in the forum but i am unable to find it so i will ask and perhaps someone can offer their opnion or direct me to a link etc.

I am in the process of purchasing a property. It is run down has some issues which have been identified by a building inspector.

Because of this i may be able to get it at a reduce price.

I have never done this so i am unsure of the process:

The property has damp in bath area and kitchen
Cracks
in walls and ceilings
ceiling gyprock joins showing
Damp in walls in bathrom and kitchen
new toilet
kitchen needs redoing
new doors
carpets
Needs painting etc

There are some things like painting i could do myself but the other stuff will need a trade person.

Now the question:
How woud be the best way to tackle this, organise a qualified person to organise the lot.

Get individual quotes from tradespersons

What would be the most cost effective way to go.

Any suggestion would be appreciated.

Cheers
SG

[Justin]

To be brutally honest, if you're not an extremely competent DIY'er I'd stay away from this, unless you've got significant budget to throw at it or you get it for dirt cheap.

What construction type is the house ? Brick, brick veener, weatherboard, fibro cladding etc ?

The cracks sound indicative of structural issues like stumps. Do all the doors and windows open and shut properly ? Does the floor bounce when you walk on it ?

Damp in the walls is a leak of some kind, either the plumbing's shot, the roof's leaking or both. You'll have to pull off the plaster in at least the affected areas, remediate the cause, then replace any rotted framing etc, then replaster. The thing is, you won't know the likely cost until you pull off the plaster and find out what's actually wrong.

Are you planning to live in it while the work's being done ? Depending on the scope of works this may not be possible.

If it was me and the price was right (as in really right) and the foundations were ok, I'd gut the internals - pull out all the cabinets etc, pull off all the plaster then restump, rewire and replaster. Plumbing's a big question mark - how old is the hot water service ?

Huge job though, and if you're paying someone else to do most of the work it probably wouldn't be feasible. I could write an essay on this kind of job - and I'm just a serious amateur. Some of the tradies here might be able to chip in with a similar or opposing view.

Good luck which ever way you go.


Cheers,


Justin.

[Dirty Doogie]

Hi stargazer,

That property sounds like the type of place that I would buy.

From what you have said needs doing, I would allow about $30k minimum and that is doing lots of stuff myself.

I think your best bet is to contact builders who specialise in renovation work. They will have other tradies on their books and can coordinate them for you.

It sounds like you are going to have to open up walls and correct some structural faults before you can start putting things back together again so you will need a builder anyway.

My experience (in Brisbane and sunshine coast) is that a builder bills tradies about 30% less than if you booked them yourself.

DD

[bricks]

Hey bloke; as said before a bit more info would be good, maybe a pics or two?

That said its a good idea to doo your sums too, you don't wanna pay more than 10-15% of the purchase price on renos if you expect to get a good return, At the very most and only if its real cheap in a high growth area you might go 20-25% ie buy house for 300k spend 30-50k and sell for 400k.

you need to make sure that these figures add up to an amount less than the price you expect to get. remember when you cost things out add 25% to your final price of the reno as this no doubt is what it will really cost you in extra stuff and things you forget- everyone always forgets something.

Now....

It seems to me like your house has a throwaway roof- and thats whats causing the damage?- the building inspector should have been able to point the causes out to you- if not hire a good one, they should give you an estimate on repair cost aswell ( which is always less than needed so double it when getting reduced price)
If it is the roof, get a company in to replace it first, that will stabilise any damage sooner and allow you gut the place in comfort.

Verticle cracks are not too bad from my experience, if they are horizontal cracks or verticle cracks with horizontal movement of the two sides, don't buy the house unless you plan to demolish it IMHO.

Post some pics, or give us more info regarding roof type, location, wall type, structure, what the inspector said? might help others.

I would'nt get a builder to reno for me due to the extra cost, you save heaps if you work it out yourself, but you might need a council home builder approval, check this out before you buy.
In any event, if you consider yourself a complete dunce with the tools maybe renos arn't for you?

[stargazer]

Hi all

Thankyou for your input, sorry i wasn't more clear.

This is a 2 bedroom unit in a block of 6 it is upstairs.

The construction is brick and floors concrete carpet needs replacing.

The kitchen needs to be replaced it is not a big kitchen the unit is approx 75sqm.

The bath and toilet area has some damp behind the tiles as the grout around the top of the tiles has fallen off an allowed water behind the tiles.

The exterior crack has been there for about 5 years and BI indicated it is unlikely to go any further.

The price of the unit is around $50000 below market for the area.

The intention is to have a floating floor from kitchen across to lounge area carpets in bedrooms.

Bathroom may only need an area done probably retile the floor (by tiler)

Other issues in bathroom (Plumber)

Ceiling can see the join in plasterboard would need to tape etc

Put in new kitchen... not sure who i would get for this never got one done... only looking for a basic type kitchen that will look nice.

Intention is for son to live in it and then perhaps sell in the future.

Sorry don' have photos

This is more of a remodel rather than a reno i guess.

Cheers
SG

[vlv8vic]

have a crack at it. I went in fairly blind with my place (3bed brick veneer ex govt housing) with the intention of spending up to 30k on it because thats roughly what we got it for below market value of a slightly more decent house.
Doing most of the work myself, bar electrical, plumbing etc which is minimal anyway. If you aren't after a stunner, consider a second hand kitchen, even those can be very like new and pretty easy to put in.
Wel worth a look if you have a bit of go in you, I don't mind learning as i go and have done so extensively! mind you i think we will have someone build the next house for us!

30k on my place is full new kitchen, bathroom, paint, plaster in some areas, double garage, carpet, small extension under existing roof (veranda build in), new laundry, split system ac heat, new doors and various fixtures and other bits and pieces here and there.
I reckon you can do it!

[bricks]

Hi stargazer. Just re-model job. Sure go for it.

-Floating floors are not hard, i reckon mine came with instructions.
-You can get a new kitchen custom made ( ill find the guys in adelaide who did a mates custom flat pack for around $7500 not sure if that included appliances) Bunnies at mile end have flat packs too. You just intall it yourself.
-For the damp, theres a company in adelaide called tech dry they can sort out most damp problems for what seems like alot ($2000-$4000). but you need to find the source of the problem. An easy way to test if your pipes are leaking is to turn off all you taps and make sure none are dripping and put a small pressure gauge on a tap outlet- turn off meter if pressure drops = leak.
-Where crack is in ceiling repair that first- but might require some more support- not hard or expensive really?

Big tip- leave your laundry till last- that way your not cleaning up in a brand new tub.

Paint first- when you go to sell the place wont look like you've just painted it to hide cracks or damp or what ever.

All done Id estimate about 25,000 max ( absolute tops)