Renovating your rental property

Naturally we want to maximise our rental return, attract quality tenants and ultimately add value to our investment, so perhaps it’s time to consider, pending on your budget, some minor or major renovations.

Firstly, consider the needs of the tenant, a dishwasher or air-conditioner may be more attractive than new curtains. Landscaping the garden creates an attractive ambience to the house but will this mean they’ll need to spend quality time & money maintaining?

To best improve the value of your property you need not spend a lot of your hard earned dollars, it’s amazing what new carpet, new blinds and a fresh coat of paint can do to a room. Keeping the colours neutral creates an environment easy for prospective tenants to imagine any colour, shape and sized furnishings inside it.

When deciding on what flooring is best, consider what will keep its appeal longer factoring in fair wear & tear. Tiles or polished floor boards may be more cost effective in the long run as opposed to carpet.

Install built-in wardrobes, with shelving – every tenant needs this, cupboards are painful to move.

An internal Laundry (and toilet) is far more attractive than having to lug outside baskets of washing, not to mention the chill on those cold winter mornings.

A lockup garage, shed and / or carport will also enhance the value & appearance of any property.

Tips:

Maximise your tax deductions. Renovations classed as repairs can provide an immediate tax deduction, while others can be depreciable improvements. Speak to an accountant for some advice before you start.

Before renovating know how much extra rent your renovation is likely to bring in. Spending big dollars to bring in an extra $5 a week won’t make for a good investment. Well-targeted renovations can increase your rental return, so do your homework, speak to a professional.

Don’t renovate yourself unless you have the right experience, training or qualifications. Structural changes, electrical wiring etc should only be done by trained and insured professionals.

If you’re like me and don’t have a creative bone in your body, speak to a qualified, professional designer, who can walk into a room and immediately know, from experience, what will make that room come alive.

 Good luck maximising your rental return!!

Contact sue desbrosses / 0410 408 588 / skippinggirl@bigpond.com.au / skippinggirldesign.com.au

skipping girl design is an interior design and photography studio located in QLD. We listen to our client’s needs. Our design solutions are creative and playful, supported by our knowledge and experience.

Paving can be disturbed by tree roots or sink as bedding sand is eroded.

One solution is to lift the pavers to cut back the roots. The bedding sand is then rescreeded and the pavers repositioned with sand to fill the joints.

All you need is a crowbar or long screwdriver to lift the pavers, a screed board and rails, steel float, and a lump hammer and bolster (OK you’ve lost me here……..**)

1. Lift out the pavers using a small crow bar or long screwdriver, tap the surrounding pavers to loosen grout sand holding them in place, clean the edges with a steel float.
2. Cut back the roots using a steel float to remove bedding sand and expose the roots, to trim them back use a bolster, a hammer and a pruning saw to cut the roots.
3. Replace the pavers, add paving sand to be about 3mm higher than the surrounding area, position the pavers then tap them level with existing pavers. Grout the pavers by using a broom to sweep dry and into the joints.

Next week: How to fill a concrete crack

Author: Corina Bailey

** Screed board

** Lump Hammer & Bolster

** Steel Float

Thanks to all those who contacted me, I hope you continue to enjoy my weekly DIY maintenance tips. Keep the feedback & suggestions coming, I love hearing from you - use the comment section below or send me an email any time corina@landlordspecialists.com.au.

Leaking toilet cisterns do waste water, and cistern overflows occur if the inlet valve doesn’t shut off when water reaches the correct level.
• If the water level is too high, adjust the float arm.
• Replace the inlet valve washer if it’s faulty.
• Dismantle and clean the inlet valve if clogged.
• If the float fails on the inside of the cistern, adjust it to clear obstacles.
• Check the outlet valve suction rubber at the base of the cistern, if faulty, replace it.
• Or contact a plumber for advice.

Next week : How to repair uprooted pavers.

Author: Corina Bailey

Surely I’m not the only one in the world that has never changed a tap washer?? (surely………….. anyone??)

Landlord Specialist

Before getting started don’t forget to read the DIY Do’s and Dont’s.

To fix a leaking tap no need to call a plumber just watch this short video and you’ll be an instant expert: How to replace a tap washer

Note that different tap styles require different techniques, if in doubt better call that plumber.

(BIG Note: In some parts of Australia it is illegal to change tap washers – you must call in a licensed plumber to do the job. Check with the water supply authority in your own state.)

Next week – How to stop that leaking toilet

Author: Corina Bailey

Repairing plaster cracks

Step 1: To repair a plaster crack, first move all furniture clear of the area and place down drop sheets.

Step 2: Wearing a dust mask, eye protection and work gloves, rake out any loose material with a suitable scraper.

Step 3: Dust the inside of the crack and lightly mist with water (spray bottle works best), wait until it’s absorbed.

Step 4: Mix a bonding agent; let that dry. Apply the plaster and fill the hole.

Step 5: Sand when the plaster is completely dry. Spot-prime and paint.

Repairing a hole in your wall

Step 1: To repair a hole, remove any loose or crumbling plaster with a scraper.

Step 2: Dust the inside of the hole and mist with water; wait until it’s absorbed.

Step 3: Apply a bonding agent, and allow about 45 minutes to dry

Step 4: Using a 100mm broadknife, fill the hole with plaster from the centre out to a depth just below the wall surface. Before the plaster sets, scratch surface with a filling knife to create a crosshatch pattern, then let dry.

Step 5: Using a 150mm broadknife, apply a finishing coat (use skim-coat if available). Check the wall is level and smooth. If necessary, apply another thin coat of plaster. Sand lightly with medium abrasive paper.

See how clever you are !!

Next week – DIY Replacing a washer

1. The importance of conducting regular routine inspections on the property, this way the repairs & maintenance budget is kept low by discovering & addressing minor repairs straight away, before they become big costly projects and

2. When the job is bigger than my pride allows, I utilise the services of a professional (this keeps my tenants happy too), there are definitely some maintenance jobs that are best left to the experts particularly where electricity and gas are concerned.

Here are a few tips I picked up along the way.

DIY Do’s –

• Only attempt those tasks that are within your capabilities

• Be sure the area you are working in is clean, safe and free of hazards

• Use the right tools and equipment

• Use protective gear such as gloves, safety goggles etc

DIY Don’ts –

• Don’t use tools or equipment that you are not familiar with

• Do not drill holes before checking for gas and electrical lines

• Do not climb ladders or repairs roof without securing the ladder and attaching safety harnesses first

• Be sure to unplug power tools directly after use.

Each week I will post a new DIY Maintenance tip, so be sure to visit us regularly.

Next week – DIY Repair plaster cracks and holes in your walls

Fair Trading Minister Anthony Roberts said unlicensed building repairs and tenancy issues were causing problems in Moree and had the potential to do so in other flooded parts of the state.

“Once the floodwaters begin to subside, people naturally begin to focus on the clean-up and repair of damaged properties. Even in these exceptional circumstances, people should not use unlicensed businesses or individuals for any home building repairs,” Mr Roberts said.

“Trade licenses are able to be checked online or by phone.”

The Minister also reminded landlords about their obligations under the Residential Tenancies Act 2010 when dealing with tenants in flooded properties.

“Fair Trading has received reports of landlords and real estate agents demanding that tenants clean up flood damage and undertake repairs,” he said. “There have also been reports of threatened evictions if tenants do not undertake repairs or cleaning.

“Knowing your rights and responsibilities as a tenant or landlord will help you avoid further problems during what is inevitably a very stressful time. If a rented home suffers damage through natural disaster, tenants and landlords or agents should communicate regularly and work together to make the best of an unusual and difficult situation.

“The first thing the tenant and landlord will need to decide is whether the tenancy itself will continue.

“If the home is destroyed or becomes totally or partly uninhabitable, this does not automatically end a tenancy. Either the tenant or the landlord can give a termination notice in writing to end the tenancy. The notice, once served, can take effect immediately or can specify a later date. Tenants cannot be evicted without a Consumer, Trader and Tenancy Tribunal (CTTT) order.

“If the home is only partly uninhabitable, tenants may wish to stay while repairs are being carried out. They should only consider doing this if the damage is relatively minor and there is no ongoing safety risk.

“If the home has been more seriously damaged or has become totally uninhabitable, another option is for tenants to move out temporarily and return once the residence is livable again. Landlords or agents are not obliged to find or pay for tenants’ temporary accommodation.

“Tenants and landlords or agents can also decide to formally end the agreement and re-sign a new agreement after repairs are complete.

“If the tenancy is ended permanently, no rent is payable from the day tenants move out. Any rent already paid in advance must be fully refunded.

“If tenants move out temporarily or continue living in the partially damaged premises, the rent should be waived or reduced. Whether any rent is payable at all and, if so, the level of reduction will depend on the extent of the damage and the amount of use tenants have of the premises.

“Any agreement in these situations about the rent, how long tenants may be away from the premises and what will happen to tenants’ possessions should be put in writing.

“If the tenancy is to continue, the landlord or agent, preferably with the tenant being present, should inspect the premises and document repairs needed.

“Tenants should discuss with the landlord or agent the timetable for repairs, recognising there may be unavoidable delays because of a demand for insurance assessments and qualified tradespeople in the area.

“A landlord is not obliged to compensate tenants for any damage to furniture or personal belongings arising from a natural disaster.

“Serious storm, fire or flood damage is considered as urgent repair work and should be done as soon as possible. If tenants believe the landlord or agent is not acting quickly enough on needed repairs, they can apply to the CTTT or arrange for the work to be done and be reimbursed.

“After a natural disaster most repairs needed are likely to be classed as urgent repairs. The landlord or agent does not have to give tenants any minimum period of notice before sending tradespeople to do this work.

“In normal situations tenants must be given at least two days notice if tradespeople need to access the premises to carry out non-urgent repairs. Tenants should talk to the landlord or agent and agree on a shorter period of notice in order to get the work completed as soon as possible.”

The Minister also warned flood victims to be extremely careful when using any electrical items affected by water, such as toasters and home entertainment systems.

“Have electrical items which have been exposed to water checked by a licensed electrician before using them,” he said.

“Also be aware that solar panels can generate an electrical current regardless of whether or not the electrical supply from the state grid has been turned off.

“People should be very cautious when re-entering flood affected premises fitted with solar panels.

“Just because the power is off does not mean solar panels do not pose an electrocution risk.”

For more information go to the Fair Trading website or call 13 32 20. Free language assistance is available for customers from non-English speaking backgrounds, including an interpreter service on 13 14 50.

We discovered solar panels and after some extensive research discovered that installing solar panels will dramatically reduce your household’s carbon footprint by tonnes of greenhouse gas emissions each year.

Solar panels as well as adding value to your rental will be a huge benefit to your tenants saving them valuable dollars in electricity bills.

We spoke with Travis Cattach from Custom Solar

Custom Solar delivers the world’s highest specification solar energy technologies at the lowest possible prices. Our PV panel’s main advantage lies in the sensitivity of the cell (particularly in low light), allowing it to yield exponentially more power than other modules subjected to the same luminous conditions.

We offer a range of alternative sized systems, suited to both large and small scale projects. Whether a client is seeking to offset their escalating electricity bills, or actually make money back from excess energy sold to the grid and taking advantage of the government rebates and feed-in tariff, we will have a custom solution for their needs.

We offer no interest payment terms and all our products are backed with a comprehensive warranty, up to 25 years in some cases. Our aim is to provide total peace of mind, and we do all the hard work for you, so you can be setup and running with a minimum of hassle. With a return of investment of this size, there is simply no better time to invest in solar energy.

Ask for a no obligation free quote today, and start saving on electricity today.

Ph: 1300 788 950
www.customsolar.net.au or email info@customsolar.net.au

There is nothing like cooling off after a hard day’s work or spending the weekend relaxing by the pool, especially on these hot summer nights.

As more and more Aussies seek to rent properties offering a backyard swimming pool, more and more landlords are investing in properties offering such a luxury.
 
However both landlords and tenants have responsibilities when it comes to swimming pool maintenance and general up-keep of the pool. 

Landlords: 

Must ensure the pool is clean and chemically balanced at the start of the tenancy. Obtain a chemical reading check from your local pool shop to provide proof of the water balance at the start and end of the tenancy, note this on your tenancy agreement.

The pool equipment must be serviced and in good working order. Providing your tenant/s with the necessary tools and equipment for day-to-day maintenance, such as vacuum, hoses, brushes and scoops will assist them maintaining your investment.
 
Be sure to give the tenant/s clear instructions on how to use and care for the pool / spa and the equipment.

As the Landlord, the owner of a property that has a pool, you must ensure that the pool complies with the Swimming Pools Act / Pool Safety Standards applicable to your state or penalties may apply.

Tenants:

unless your written tenancy agreement states otherwise you are responsible for day to day upkeep and maintenance on a swimming pool or spa. This includes cleaning and maintaining the chemical balance of the water. You are also responsible for buying the pool chemicals.

A licensed electrician will visit your rental property, install a wireless power monitor, up to 5 power-saving light globes (CFL’s) and where appropriate, a power and water saving showerhead including adjustments to the hot water system’s heating temperature.

As the service is designed to help people to save money on their electricity bills, this will make your Tenants very happy!

To book a service visit the ClimateSmart website or phone 133 600. Services are available from 7am to 7pm, Monday to Saturday – and don’t forget to issue an Entry notice (Form 9) for the service.