Just quick update on Rutherford property refresh. Below for final before and after, the after photos were taken by photographer so they look extra good 
Unlike the QLD property I?m hands off and where most things are handled PM, this is the first time I ever coordinate trades from distance without help from the PM (they're only there for trades to pick up key), Not the most efficient and budget friendly process but I learn a lot.
A lot of hiccups here and there. With several unexpected fixes. I totally blow the budget of $5K and without much done on kitchen and bathroom as initially planned.
Initial plan - budgeted for $5K (and yes, I underestimate a lot of things)
What I ended up with ~ $8K excluding rubbish removals etc after the tenant left
Some learning (which are not new for most of you)
Unlike the QLD property I?m hands off and where most things are handled PM, this is the first time I ever coordinate trades from distance without help from the PM (they're only there for trades to pick up key), Not the most efficient and budget friendly process but I learn a lot.
A lot of hiccups here and there. With several unexpected fixes. I totally blow the budget of $5K and without much done on kitchen and bathroom as initially planned.
Initial plan - budgeted for $5K (and yes, I underestimate a lot of things)
- including my skill, persistence and my muscle strength)
- Paint internal $1K
- Bathroom refresh $2K
- Flooring ? remove carpet and put cheap laminate floor DIY - $1K
- Kitchen refresh - $1K
What I ended up with ~ $8K excluding rubbish removals etc after the tenant left
- Paint internal - DIY $750 for 3 days on the weekend plus handyman to finish up as I can't do more travel $650 = $1.25K
- Floor - Get a pro to sand and polish, incl carpet removal and replace (unexpected) rotten 2sqm floorboard - $2.7K
- Kitchen - paint and replace handles - $350
- Bathroom - take off wooden plank on top of the wall, plaster, paint wall and ceiling with antimould - $420
- Bathroom fix for failing grout - $200
- Gutter fix - replace entire gutter with ACE Durakote plus fascia cover - $2.87K
- Curtains - $50
- Light bulbs from Aldi - $15
- Photographer - $99
Some learning (which are not new for most of you)
- Always have contingency budget. When you have old property and ripping things apart for reno, it's very likely you'll get surprises so be ready for it.
- Gumtree is not that bad. I always thought that you'll get dodgy people in Gumtree. So far the handyman I contacted from there were a lot more reasonable than ones I get from Service Seeking and Hipages.
- Ask for the trades availability early. I made the mistake of not doing this with the floor sander I was going to use, apparently he's available mid-December. I ended up with someone slightly more expensive. That said the work was good.
- It's an investment property, not a million dollar house. The work doesn't need to be perfect, they just need to be within your budget, time and with acceptable quality.
- Driving is a time killer (4 hours each day for me), and if you need to pay for petrol (which I didn't have to), hiring a trades might ended up about the same cost.
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