| We all accept that life can be hard and very often | | | | Planning Officer: Planning requirements say that |
| isn't fair but doesn't it seem as though some people | | | | self-contained flats must be part of the main dwelling. |
| make it their life's work to give you a hard time | | | | Ex-copper: How about I construct a wall across the |
| unnecessarily? | | | | space between the two buildings and join them |
| Yep we've been there. Every entrepreneur will | | | | together. Would that do? |
| experience bright ideas or new inventions hitting a | | | | This was greeted with a look of utter dismay. 'No! |
| brick wall of one form or another. Despite all the | | | | Granny flats must be under the main roof of the |
| determination, ingenuity and effort mustered, most | | | | principle dwelling.' |
| have to admit defeat after a bitter and exhausting | | | | Ex-copper: What about I don't call it a granny flat? If |
| struggle. Sometimes there will even be heartbreak, | | | | I call it a "facility room" whose purpose is to provide |
| but the thing is to never give up | | | | outside showering, toilet and kitchen facilities for |
| Sometimes, after working seven days a week, | | | | entertainment purposes when the pool is in use, |
| investing all one's savings while living, eating and | | | | would that be acceptable? |
| breathing a new business venture, you can reach the | | | | At this suggestion, the young man brightened, his |
| pinnacle of success, only to have your dream snuffed | | | | face losing it's worry lines immediately. 'That would be |
| out. | | | | acceptable, but you mustn't call it a granny flat and it |
| You are not alone. Everybody in business seems to | | | | cannot be used for residential purposes.' |
| have a war story to tell. It happens far too often. It | | | | In your dreams buddy! The would-be renovator |
| may have even happened to you. However, making | | | | wanted to retort but instead replied, 'No, no. Of |
| substantial profits legally and quickly from home | | | | course not.' |
| renovation is almost certain if you follow the correct | | | | Having completed partitioning to form a kitchenette, |
| guide lines. In fact, if you can afford to buy a house | | | | bathroom and bed-sitting room, the couple lined the |
| or unit, there are very real financial gains to be made | | | | interior of the single brick walls and fitted |
| from home renovation. | | | | plasterboard on the underside of the roof trusses to |
| Even if you have to borrow heavily to purchase the | | | | create a ceiling. The roller door was removed from |
| property which will become your first project, you | | | | the front of the garage and they installed an |
| can make money. In fact, if you are in debt, that is | | | | aluminium floor-to-ceiling window in its place. Using |
| all the more reason why you should do something | | | | new-found skills to tile the bathroom and toilet, |
| more than plug away for 25, 30, 40 or even 50 | | | | together they painted and furnished the "facility |
| years, eventually paying substantially more than the | | | | room." |
| actual purchase price in volatile interest rates, bank | | | | The council building inspector duly arrived and passed |
| fees, administration fees and any excuse your | | | | the improvements without comment. When it came |
| mortgagor can concoct to rip the most money from | | | | time to eventually sell the house, the were able to |
| you. | | | | say quite truthfully that the converted garage had |
| The sooner you can eliminate that mortgage, the | | | | council approval. What the new owners did with |
| better. Perhaps you will have to go through the | | | | self-contained, freestanding brick room was entirely |
| renovation process several times before you are | | | | their own concern and no longer of interest to the |
| debt free. However, when the day comes that you | | | | local council. |
| lift the mortgage millstone from your shoulders, you | | | | With all the improvements made to the house, the |
| will enjoy a sense of freedom like no other. There is | | | | couple were able to sell it for a great deal more than |
| nothing like the realisation that you are on the way | | | | they'd paid for it despite only living there for |
| to very real wealth. | | | | approximately two years. |
| It doesn't matter who you are, what your | | | | Since that time, they've repeated the process |
| qualifications are, whether English is your second | | | | several times, each time climbing higher on the ladder |
| language, whether you know anything about real | | | | to wealth and financial security. |
| estate or not, what city or town you live in, what | | | | Of course, not everyone has the skills to tackle |
| your religion is or whether in fact you have one. It | | | | tasks which fall under the auspices of the various |
| doesn't matter either whether you're black, white, | | | | trades people and would much prefer to outsource |
| yellow or varying shades of those colours, as long as | | | | renovation work. |
| you are willing to read, comprehend, absorb and | | | | Nevertheless, even the reader chooses this latter |
| apply the information in these pages, you are almost | | | | path, they still stand to make substantial profits from |
| certain to make money. How can we be so certain? | | | | home improvement. However, profits will be directly |
| Here is a true life story. | | | | proportional to the amount one does one's self. |
| A young policeman in New Zealand knew promotion | | | | The main thing to keep in mind here is, you can learn |
| nearly always meant a transfer to anywhere within | | | | on the job and there are hoards of Tertiary and |
| the country. Luckily when his turn came, he jagged | | | | Further Education (TAFE) courses, handyman |
| the idyllic holiday town of Nelson where property | | | | workshops and DIY books to which you can turn for |
| values were destined to rise dramatically. | | | | advice on any topic. |
| Situated in Tasman Bay at the northern end of the | | | | Many may have already picked up skills through |
| South Island, Nelson lies directly above major | | | | financial necessity when first married. Little money |
| earthquake fault lines. As a consequence, most of | | | | often brings with it the necessity to acquire what |
| the town's buildings are timber construction as this | | | | one needs through the cheapest means possible. For |
| withstands the rocking and rolling motion of frequent | | | | many, it often means having to learn how to make |
| earth tremors much better than permanent materials. | | | | something rather than purchase it. This is not |
| Because the town has a beautiful climate, marvellous | | | | necessarily a bad thing. Learning how to lay concrete |
| scenery, a relaxed, carefree lifestyle and is in close | | | | paths, construct fences, paint, and landscape, and |
| proximity to so many wonderful natural attractions, it | | | | construct sheds and pergolas and countless other |
| is in great demand, both from retirees and those | | | | things along the way is tremendously rewarding. |
| seeking to own a piece of paradise. | | | | By adopting a "can do" attitude and refusing to use |
| In the late 1970's all this meant high house prices and | | | | the excuse of not being a handy person so many |
| a shortage of stock on the real estate market. | | | | people use today, you can achieve minor miracles |
| Although he received an excellent price for his | | | | and have a lot of fun in the process. Remember, if |
| previous home, the policeman found himself in the | | | | you have the will and a modicum of commonsense, |
| predicament of being unable to afford anything he | | | | you CAN do it. |
| and his wife liked, unless they saddled themselves | | | | So, where do you start? |
| with a second mortgage. His answer? Start a second | | | | You start by choosing the suburbs that will give the |
| career as a part-time home renovator. | | | | best return on your investment |
| After choosing the suburb where they wanted to | | | | What makes some areas attractive while others |
| live, they looked around for house with renovation | | | | stagnate? Major detractors for thinking buyers would |
| potential. The only home within their price range was | | | | be; |
| little more than a holiday shack. Squeezing four | | | | 1. Poor public transport services. |
| children into its cramped rooms proved a challenge. | | | | As fuel prices escalate more people will turn away |
| Almost immediately after taking possession, the | | | | from using the family car, particularly if they need to |
| young copper removed several walls to create more | | | | commute to work. And although many will continue |
| space and incorporated what was an entry porch | | | | to choose private transport whatever the cost, it is |
| into the lounge area. After calling for quotes from | | | | comforting to know public transport is a viable option |
| three builders, he and his wife had another room | | | | should they choose or be forced to use it. |
| added. In between working shifts the policeman did | | | | 2. High crime rates, graffiti vandalism and "hoon" |
| all the painting, wall papering and renovation work in | | | | behaviour. |
| addition to installing a swimming pool around which he | | | | We all like to feel safe from the worst aspects of |
| constructed a spacious wooden deck. | | | | human behaviour and nothing degrades property |
| Four years later, when the policeman's family sold the | | | | values more quickly than a perception (real or |
| house to make a move across the Tasman, they | | | | imagined) of becoming a target of the ratbag |
| received twice what we'd paid for it! | | | | elements in society. |
| Unfortunately, a few years later, having walked | | | | 3. Proximity to government housing. |
| away from a failed marriage with nothing more than | | | | Unfortunately, although many responsible and |
| a 12 year-old car and the clothes on his back, the | | | | hardworking people find the need to make use of |
| same man was fortunate enough to meet a beautiful | | | | government housing, statistically speaking there is |
| lady who was at that time also in the throes of an | | | | more crime in and emanating from public and rental |
| acrimonious divorce. When that was settled, she | | | | properties than from privately owned homes. In |
| received half the sale price of an average suburban | | | | latter years some state governments have turned |
| home and some very tired furniture. For his part, the | | | | away from large enclaves of public homes to a policy |
| former New Zealand policeman had willingly | | | | of interspersing government rental accommodation |
| bequeathed his share of the former home to his ex | | | | among privately owned dwellings. It does not take |
| on the proviso she let him get on with his life. | | | | much detective work to ascertain if such houses are |
| Although neither his new wife nor he had any savings | | | | situated in close proximity to your proposed |
| to speak of, they were both prepared to work and | | | | renovation project, and while the current tenants |
| start over. | | | | might be decent, responsible people, the situation can |
| Their first renovation project together entailed taking | | | | change overnight. |
| out what was in those days a hefty mortgage over | | | | 4. Excessive distance from recreational facilities, |
| 25 years. They had no thoughts of selling the house | | | | employment, medical services, schools and |
| and their sole intention was to make a home | | | | educational institutions. |
| together and plug away at paying off the mortgage | | | | 5. A lack of parks or public open spaces. |
| as quickly as their combined incomes would allow. | | | | 6. In the flight path of a busy airport. |
| Although they knew little about real estate, they | | | | 7. Narrow streets lacking in landscaping along with |
| were lucky in that they purchased a property with | | | | small or non-existent backyards. |
| potential and one that was situated close to | | | | Although many families today do not want the |
| transport and amenities. Like most people, they could | | | | responsibility for maintaining large gardens, who |
| not afford the type of home they desired, so they | | | | wants to feel as if they are hemmed in? High density |
| set about making the improvements themselves and | | | | living is acceptable only where it does not come at |
| raising it to their desired standard. Because they had | | | | the expense of one's personal space and privacy |
| a teenage daughter living at home, they thought a | | | | otherwise we foment social problems and risk losing |
| second bathroom would add value to the home and | | | | a sense of well-being and endangering our mental |
| make their life easier. Also, the man's new wife had | | | | health. |
| been used to the luxury of a swimming pool. Because | | | | 8. A high incidence of "battlers" in the neighbourhood |
| having a pool meant a better chance of keeping a | | | | This will reflect on the will and the financial ability of |
| troublesome teenager at home where they could | | | | property owners to enhance their immediate |
| keep an eye on her and her friends they decided to | | | | environment leading to "nappy alley" type suburbs. |
| install a pool despite the additional financial burden. | | | | 9. An excessive number of people from one |
| It proved to be a sound decision. The swimming pool | | | | particular demographic. |
| added significantly to the value of the property when | | | | The happiest and most desirable neighbourhoods are |
| they decided to sell the house a year or so later. | | | | invariably those with a good cross section of folk of |
| As a practicing watchmaker, the original owner of the | | | | all ages. This way, there are elderly or retired people |
| house had included a workroom adjacent to the | | | | at home to "keep and eye on things" while others |
| master bedroom. With no need for this facility the | | | | are working. Similarly, the elderly do not feel isolated |
| couple quickly realised how easily they could convert | | | | or marginalised as is often the case in some older |
| this room to an en-suite. Although neither partner had | | | | suburbs where everyone appears to be in "God's |
| ever previously done tiling, with the confidence of | | | | Waiting Room." |
| people who had tackled far more difficult tasks, they | | | | Aside from the opposite to many of the above |
| decided to learn on the job. | | | | detractors, some of the qualities making areas |
| With copious cursing for a while, they soon got into | | | | attractive for potential buyers will be: |
| the swing of it however. Naturally, rules and | | | | - Suburbs along the coastal strip of coastal towns |
| regulations dictated that they commission a plumber | | | | and cities. |
| and drain layer to make the necessary plumbing and | | | | - Suburbs or streets within suburbs that afford |
| sewer connections but they even managed to save | | | | attractive views. |
| substantially by digging the trench for the waste | | | | - Localities where there has been careful |
| pipes, a back-breaking task!. | | | | consideration to landscaping and street design. |
| They made further savings by scrounging around | | | | - "Exclusive" estates with regular security patrols. |
| salvage yards for a washbasin, toilet pan and cistern | | | | - Anywhere where owners obviously exhibit pride in |
| in near new condition and picked up factory seconds | | | | their gardens and homes. |
| for a paltry few dollars. | | | | - Estates where restrictive covenants apply and are |
| Within a couple of weeks of commencing this | | | | enforced. Nothing detracts from property values |
| project, it was completed for a fraction of the cost | | | | more quickly than broken down vehicles or trucks, |
| a professional would have charged. This one addition | | | | caravans or trailers parked on front lawns, rubbish |
| alone added many thousands to the value of their | | | | bins left in view, unkempt gardens, ugly air |
| house, not to mention the enjoyment they received | | | | conditioners, television aerials, satellite dishes or |
| from the luxury of an en-suite bathroom with access | | | | anything which tends to spoil the aesthetics of the |
| to the recently installed swimming pool. | | | | neighbourhood. |
| Before you ask, no, they did not dig the hole for the | | | | - Suburbs that are well maintained by the local |
| pool or lay the brick paving around it. The latter task | | | | authority. Let's face it, not every suburb receives the |
| was one considered beyond their tools and expertise | | | | same care and consideration by local councils and |
| owing to the tricky curves of the kidney-shape | | | | some local authorities look after ratepayers better |
| below ground fibreglass pool. | | | | than others. Potholes, weedy verges, brown dried-up |
| With the en-suite completed and the pool in place, | | | | parks, a poorly enacted or non-existent graffiti |
| they suddenly hit upon the idea of converting a | | | | removal policy or the lack of footpaths or |
| free-standing brick garage to a self-contained flat and | | | | recreational facilities reflect badly in property prices. |
| rent it out to help pay off the mortgage. The building | | | | - Suburbs which boast a university. |
| was surplus to their requirements as the home | | | | - Suburbs hosting at least one well regarded private |
| already boasted a double, lock-up garage under the | | | | secondary school. |
| main roof of our house. | | | | Naturally, the more ticks a suburb earns, the higher |
| The big question the couple faced was, "Would the | | | | the property values so you may have to trade off |
| council bureaucrats permit the conversion?" | | | | some things in order to find a project within your |
| There was only one way to find out. | | | | budget. Nevertheless, the canny investor should look |
| Armed with carefully drawn plans showing the main | | | | for the best value for money and there are some |
| dwelling, the separate garage and a proposed floor | | | | excellent bargains to be found which will bring |
| plan for the new flat the couple approached the local | | | | surprisingly good returns. However, do not choose |
| council. The pasty-faced, bespectacled young man in | | | | with your heart (emotion). This is purely a business |
| the engineering department took one look at the | | | | proposition and you should be looking to meet the |
| words "proposed granny flat" printed neatly beneath | | | | needs of the greatest numbers of buyers, NOT |
| their drawings and a look of horror hijacked his | | | | what necessarily appeals to you. |
| countenance. 'We can't allow that,' he exclaimed in a | | | | Lastly on the question of deciding where to buy, |
| shocked voice. | | | | never buy without knowing who your neighbours are. |
| 'Why not?' the ex-cop countered naively, although | | | | Because it is worth hammering that point home I'll |
| the couple weren't really surprised. Both had had | | | | repeat it. Never buy without knowing who your |
| considerable dealings with public servants of all | | | | neighbours are. |
| shapes, sizes and governmental affiliations and knew | | | | A little time knocking on doors around your chosen |
| to play it cool deciding it as just semantics. Change | | | | property asking a few discrete questions might save |
| the wording, tinker with a few lines and quote a few | | | | you heartache and dollars down the track. The most |
| examples of real or imagined cases who had been | | | | carefully tended home might well house a drug |
| (allegedly) approved and they knew they would | | | | laboratory or people who otherwise make life |
| eventually get their plans passed. | | | | unbearable. |
| The conversation between the official and the | | | | Remember, have fun and you'll pick up what you |
| ex-policeman went something like this; | | | | need to know as you complete each step. |