{"id":19765,"date":"2018-01-26T01:00:48","date_gmt":"2018-01-25T14:00:48","guid":{"rendered":"https:\/\/realestatetalk.com.au\/?p=19765"},"modified":"2018-01-26T01:00:48","modified_gmt":"2018-01-25T14:00:48","slug":"reno-re-purpose","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/reno-re-purpose\/","title":{"rendered":"Reno Re-Purpose"},"content":{"rendered":"

Removation is one of the best ways to add value to an existing property. Many homeowners choose to manufacture growth by upgrading and refurbishing a fixer-upper to gain profit, a strategy that is especially popular in the current market.
\nHowever, while most renovators focus on retaining a dwelling as a residence, choosing to convert a residential property into a commercial one (subject to council approval) could also be a great way to boost both your returns and the property\u2019s value.
\nIt\u2019s no secret that a commercial property can offer a higher return on investment than a residence. It can also offer you the opportunity to secure a long-term lease so you don\u2019t have\u00a0to constantly worry about keeping the property tenanted. Commercial properties thrive in a market with a strong economy, and by investing in the right area you can enjoy tremendous gains.
\nHere, reno expert Paola Tapia shares some tips on how you can go about transforming a residence into something with that elusive X factor.
\n\"\"
\nSTEP ONE: SET A FIRM BUDGET<\/strong>
\nIt goes without saying that at the beginning of your structural renovation project you need to set a firm budget. Sometimes, warns Paola \u2013 who transformed a residential home into a commercial rooming house \u2013 you\u2019ll be dealing with \u201cunknowns\u201d, especially if you\u2019re going to add rooms and modify spaces. Don\u2019t be afraid to call on the experts when needed, while also keeping your budget front and centre of every decision.
\nFor instance, when Paola renovated the kitchen, she retained the same structure but slightly modified the layout of the stove and oven for better functionality. For a modern yet affordable look, she chose strategic design accents, such as economical subway tiles along the splashback instead of expensive bespoke tiling.
\n\"\"
\nSTEP TWO: \u00a0PAY PEANUTS…<\/strong>
\n… And you\u2019ll get monkeys. This applies to products and services, whether it\u2019s the toilet you\u2019re installing or the plumber you\u2019re paying to install it.
\nPaola learnt this the hard way when she hired an inexperienced tradie.
\n\u201cI had a new tradesman who decided he wasn\u2019t going to continue the job, and just left the job site with the tiles outside on the street \u2013 he didn\u2019t even move them inside!\u201d she says.
\nAfter starting the tiling, he walked out when he realised he\u2019d underquoted. \u201cHe decided to just leave, and didn\u2019t say anything. You really need to make sure the people you work with have great ethics,\u201d Paola warns.
\nTOP TIP<\/strong>
\nDon\u2019t be afraid to ask your supplier or tradesperson for references. A good tradie will be more than happy to show you evidence of their happy clientele, as they have nothing to hide. Ask for written references or better still, the ability to chat with previous clients.
\nSTEP THREE: LOOK FOR COST EFFICIENCIES<\/strong>
\n\u201cOur project was a major reno,\u201d says Paola. \u201cWe were going from a five-bedroom, two-bathroom home into a seven-bedroom, five-bathroom home.\u201d \u00a0As a result, looking for opportunities to perform upgrades cheaply and efficiently was one of her key goals.
\nWith five bathrooms to create, including three that were rebuilt from scratch, Paola began searching for bulk-buying discounts. She also leveraged the scope of works with her tradespeople to get the best possible deal.
\n\u201cI wasn\u2019t there at all times supervising. I\u2019m not a builder myself, so I had to rely on the knowledge of the trades,\u201d she says.
\n\"\"
\nTOP TIP<\/strong>
\nSchedule all of your plumbing works to happen at once, in your kitchen, bathroom and laundry; this will help you secure the most competitive price with your plumber.
\n\"\"
\nSTEP FOUR: SHOP AROUND<\/strong>
\nEven when you\u2019ve got tradespeople working for you, Paola reiterates the importance of being willing to get your hands dirty by personally shopping around for the best prices, quotes and deals. Depending on your skill set, you could save money by doing some painting yourself, or by being your own handyman.
\nSuppliers\u2019 prices can vary greatly on items that don\u2019t look much different when installed. Tapware is a good example. Does spending $500 on tapware really add significant value, when you can spend $50 and achieve the same look and function? This is the value that shopping around can bring to your project!
\n\"\"
\nTOP TIP<\/strong>
\nBe sure you are replacing like for like where possible. When replacing kitchen taps with a flick-mixer, for instance, you may need to plug holes where the existing taps were plugged in.
\nSTEP FIVE: DIY WHERE IT COUNTS<\/strong>
\nTo make the project as profitable as possible, Paola took on as much work as she could herself. \u201cMy career previously was in marketing, but I decided to stop working those long hours and
\ndo property makeovers as a full-time business,\u201d she explains.
\n\u201cOn this property, located in\u00a0Frankston<\/a>, I did all the project management, scope of work and timing. I negotiated rates with [tradesmen], specifically on the work that needed to be done. I was also sourcing all of the material myself and did some DIY, such as painting work, while my husband did a bit of handyman work. We started in October 2016 and finished in May 2017, and it was tenanted right away.\u201d
\nTOP TIP<\/strong>
\nDon\u2019t try to do everything yourself. It might be tempting to save money, but with certain DIY tasks \u2013 like electrical work \u2013 going DIY can be dangerous.
\nSTEP SIX: DON\u2019T FORGET THE EXTERIOR<\/strong>
\nWe\u2019ve all heard the clich\u00e9 that \u2018first impressions count\u2019, but when it comes to property, it very much rings true. No matter how hard you\u2019re working on the inside of the home, it\u2019s essential that you pay attention to the outdoors as well.
\nIn Paola\u2019s case, this meant completely repainting the exterior of the building and updating the roof, while also adding new turf and landscaping.
\nBecause the home would be rented by seven different tenants at any given time, it was essential that all landscaping, plants and shrubs were hardy, as providing low-maintenance living was Paola\u2019s goal.
\nTOP TIP<\/strong>
\nCreate a garden with your tenant in mind, not yourself. Your tenants may have no interest or expertise when it comes to maintaining the garden, so keep it simple.
\nSTEP SEVEN: RENOVATE TO SUIT YOUR AUDIENCE\u00a0<\/strong>
\nIf Paola had been renovating a family home, she would have made certain design choices to suit that market.
\nHowever, her target audience included students, young professionals and other singles seeking their own room in a larger rooming house, so she adopted a renovation strategy to suit her eventual renters.
\nThis included refurbishing the kitchen both upstairs and downstairs so tenants on both floors had access to cooking facilities.
\n\u201cWe also turned the laundry downstairs into a common, self-serve laundry,\u201d she says.
\n\"\"<\/p>\n

TOP TIP<\/strong>
\nInstalling a washer and\/or dryer can add to your property\u2019s appeal with tenants, whilst also attracting depreciation benefits at tax time.<\/div>\n

CASE STUDY<\/strong>
\nResidential repurpose boosts yield and value
\nPaola Tapia entered the property investment game only a couple of years ago. While her experience lay in marketing, real estate piqued her interest as an option for bringing passive income into the household, and she grew interested in doing property makeovers.
\nPaola embarked on her reno journey by seeking out suburbs that were likely to see growth.
\n\u201cIf I look around at where I live in Doncaster, everything is already booming,\u201d she explains.
\nSo she looked further afield, and her search brought her to Frankston, a beachside suburb on the bay in Melbourne. Paola saw that it had a chance to become a thriving hub in the region, given the investment being poured into it. In late 2016, she put down an offer on a property, trusting in her valuation.
\n\u201cThe owners had a greater need to sell than I had to buy. And when you have that situation, you\u2019re able to bargain better. They wanted to sell it for $500,000, and I bought it for $485,000,\u201d she says.
\nHaving the necessary funding at the ready sweetened the deal, as she was able to settle the transaction quickly. Paola then set about transforming the property from a five-bedroom residential home into a seven-bedroom, five-bathroom rooming house.
\n\"\"
\nSTEP EIGHT: THE FINAL TOUCH: STYLING<\/strong>
\nOnce all of your hard work is done and the renovation is complete, the final step is to bring it to life with beautiful styling. Granted, it may require a small investment, but the return on investment will generally outweigh the cost, Paola says.
\n\u201cI did all the design myself, including all of the colour schemes and the styling. I did some courses in styling so that I understand spaces and layouts and flow, along with \u00a0furniture placement,\u201d she says.
\nA modest second-hand sofa with a few key accents can brighten a space and help buyers or renters imagine living there, so don\u2019t scrimp on this step if you can afford it.
\nTOP TIP<\/strong>
\nStyling to add \u2018finishing touches\u2019 gives your property a polished look. Style your property before professional photos are taken, and keep those images on file to advertise future vacancies.
\n\"\"
\n\u201cWe needed to do not only cosmetic renovation, because it needed to be updated, but we also needed to create more rooms and more amenities. When we went through it initially, we discovered that it had the right \u2018bones\u2019 for us to turn it into a commercial property, so we turned it into a rooming house, which is like a shared house. We spent $115,000 renovating, all up,\u201d she explains.
\nPaola has had three appraisals completed since then, and the property\u2019s value has risen to around $800,000\u2013$880,000, as of June 2017.
\n\u201cIt\u2019s the most rewarding feeling when you get it valued!\u201d she says. \u201cAfter purchase and renovation costs, there was a $200,000 increase in value. That kind of money can change people\u2019s lives. I enjoy the end result of making things look better, but it\u2019s not just for the aesthetics. The money is going to give us more equity to invest again.\u201d
\n\"\"
\nOriginally published as: http:\/\/www.yourinvestmentpropertymag.com.au\/property-management\/shortterm-rental-property-managers-what-are-the-benefits-243731.aspx \u00a0<\/span><\/a>\u00a0<\/span><\/i><\/p>\n","protected":false},"excerpt":{"rendered":"

Removation is one of the best ways to add value to an existing property. Many homeowners choose to manufacture growth by upgrading and refurbishing a fixer-upper to gain profit, a strategy that is especially popular in the current market. However, while most renovators focus on…<\/p>\n","protected":false},"author":176692471,"featured_media":19766,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[13,31],"tags":[70],"class_list":["post-19765","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-latest-story","category-your-investment-property","tag-featured"],"yoast_head":"\nReno Re-Purpose - Realty Talk<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/channels.realty.com.au\/realtytalk\/reno-re-purpose\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Reno Re-Purpose - Realty Talk\" \/>\n<meta property=\"og:description\" content=\"Removation is one of the best ways to add value to an existing property. 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