Houses | Design & Decorate

Quick Facts

Text by Alex Brooks
Photography by Anson Smart/ACP Digital Library
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Homing devices

Monday April 27 2009

The right home improvements will pretty up your place and add value. Alex Brooks lists 10 quick fixes for maximum returns.

The property market will continue to have its ups and downs, but houses will always hold their value as shelter and sanctuary. No matter how the market’s faring, there are plenty of clever ways to improve your home’s monetary worth. Whether it’s adding more space, strategically upgrading rooms or simply lowering a home’s energy and water bills, we’ve uncovered some of the smartest low-cost investments to add value to your house. It will make no difference if you plan on selling now or later. All these improvements will increase buyer appeal and the quality of your day-to-day home life. And isn’t that what really counts?

1. MAKE AN ENTRANCE
Why it pays off First impressions set the tone for the rest of the home.
Ballpark cost Use your imagination but limit the spend to $1000.

Home begins at the front door, so make sure yours doesn’t turn people away. For some entry ways, repairing a ripped screen door will do the trick. For others the transformation could take the form of a new outdoor light, swish letterbox or shiny house number. Sometimes it’s best to seek the opinion of a friend or local real estate agent to find out about improvements you should make. Queensland architect Dion Seminara of Dion Seminara Architecture says emphasising the front door and entrance is an important visual cue to attract people to a home. “Try a contemporary colour scheme in light tones,” he advises. A new doormat can cost less than $30. Pot plants on either side of the front door can be put in place for less than $100.

2. GO GREEN
Why it pays off Energy efficiency reduces bills and your eco footprint.
Ballpark cost Up to $8000 for solar panels.

The Department of the Environment, Water, Heritage and the Arts has a scheme to offer low-interest loans of up to $10,000 for green renovations. Register your interest at www.environment.gov.au/greenloans/index.html. By lowering electricity, gas and water bills, you also help the planet. If your airconditioning or heating systems are old, invest in new ones to save up to 30 per cent of running costs. Energy savers make a house more desirable to prospective buyers and more comfortable for you to live in. Start with inexpensive basics, such as environmentally friendly shower heads and lights, then consider the benefits of ceiling insulation and whether you can save on electricity costs by installing solar panels.


3. TAKE A LOOK AT YOUR FLOORS
Why it pays off Floors can get tatty over time and play a huge role in how we perceive a house.
Ballpark cost From about $30/m² for professionally polished floorboards.

Don’t undervalue the materials you’re standing on. LJ Hooker Managing Director Warren McCarthy recommends thoroughly cleaning floors to make a house look brighter, larger and more attractive. “There’s no point in spending money you won’t get back – especially in this market – so stick to small projects that create high perceived value,” he says. A savvy way to achieve this is by repairing broken tiles and patching damaged floors. Pull up worn carpets and replace them or polish floorboards for one of the least expensive, maximum- impact upgrades you can do – but only if the boards are in good condition. Anton’s Floor Sanding and Polishing estimates it costs $30/m² to sand and seal quality floorboards, with the average three or four bedroom house costing $3000-$3500.

4. DECLUTTER YOUR HOME
Why it pays off A clutter-free house entices buyers and will give the impression of ample storage.
Ballpark cost DIY or spend up to $500 for a professional organiser.

Before you think about paying a fortune to install built-in wardrobes or a pull-out pantry, try streamlining your household clutter. Lissanne Oliver, author of Sorted! The Ultimate Guide to Organising Your Life (Hardie Grant), says clutter is anything you don’t love, don’t use and don’t need. LJ Hooker’s McCarthy says that removing unnecessary items might improve your chances of selling your property. “The first thing we recommend is to streamline the house and put things away – take equipment off the kitchen bench, for example,” he says. Clean rooms with sparse shelves (and cupboards that are tidy) give the impression of space and organisation. It all starts with a great cull. Attack your house room by room to decide what items to keep, bin or donate to charity.

5. LET IN THE LIGHT
Why it pays off A well-lit interior looks bigger than a dark one.
Ballpark cost Up to $5000 for a top-of-the-line skylight.

Natural light will brighten up any home – as well as save on energy bills. Living and eating areas need good natural lighting. This can be easily achieved by cleaning the windows or rethinking window dressings. Small, dark rooms such as ensuite bathrooms or narrow hallways could detract from your home’s appeal. A solar tube is a savvy solution to brighten these areas – similar to a skylight, only simpler and less expensive to install. Solar tubes use reflective material to funnel natural light down through a ceiling fixture into a room. They can be installed for less than $500, depending on the house and availability of installers, and when in place, look like ceiling lights.


6. KNOCK OUT A WALL
Why it pays off Space creates a perception of value.
Ballpark cost From $800 per linear metre for a professional job.

Knocking out non-structural walls or barriers such as kitchen island benches will make a home appear larger. It’s also a terrific way to make the most of an older-style pokey apartment (just don’t forget to get strata approval). Active Wall Removalls owner Jason Mandalidis says more renovators are choosing this option to refresh their kitchens and bathrooms rather than investing in major works. Installing french or bifold doors from living areas to a courtyard or garden can effectively double the living space.

7. DO AN EASY BATHROOM AND KITCHEN MAKEOVER
Why it pays off These are the most scrutinised rooms in any home.
Ballpark cost Expect to pay up to $20,000 for a moderate makeover.

Sprucing up the kitchen and bathroom will add value to your home. McCarthy recommends cleaning the grout around tiles. “It’s cheap and it’s really only a bit of elbow grease that’s required,” he says. It also helps to remove rust stains, apply fresh sealant around wet areas and update bathroom fittings and shelving. In the kitchen, architectural advisory board Archicentre’s Robert Caulfield suggests sticking to cosmetic upgrades until you are ready to have a professional renovation take place. Change the handles on the kitchen doors for a quick and easy update. But remember, “Fixtures need to be in the context of the house, not the owners’ taste,” says Caulfield.

8. REPAINT
Why it pays off: A coat of paint is the cheapest way to inject new life into dull rooms.
Ballpark cost: Up to $8000 for the whole house, depending on whether you DIY or pay for a professional job.

If you’re preparing your house for sale, McCarthy says repainting delivers the most value for your dollar. “Painting isn’t always cheap, especially if you use a professional, but if you can make a dark, dated living room feel lighter and more inviting, then you have spent wisely,” he says. Caulfield recommends neutral colours for maximum buyer appeal. It’s important not to scrimp on paint and tools or tackle it yourself without preparation. Sometimes it’s worth paying a professional to paint a few coats in high-traffic areas, such as the hallway and living area, to refresh the house’s overall appearance.

9. INVEST IN YOUR LANDSCAPE
Why it pays off Unkempt gardens obscure views, darken interiors and block a good look at the house.
Ballpark cost $20-$2000.

Landscaping is one of the lowest-cost, highest-return makeovers you can invest in. Queensland architect Dion Seminara says it’s worth paying to hire a designer to come up with a garden and planting scheme that makes the most of the layout and proportions of the house. “It might cost you less than $2000 for a good design that you could implement yourself,” he says. Director of Green Rooms Gardens and Landscapes Jock Gammon recommends considering your environment and associated architecture. “A garden should always relate to its surroundings. Reflect aspects from inside the home, such as a favourite wall colour in the garden to create that indoor-outdoor effect. It can be as inexpensive as a tin of paint and a little imagination.”

10. CREATE A RENOVATION MASTER PLAN
Why it pays off You’ll have plans approved for when the property cycle turns and you want to sell.
Ballpark cost Architects and building designers charge 5-15 per cent of the building cost or charge by the hour to draw up plans or offer advice.

The risk of over-capitalising in a sliding property market is high, so take the time to plan a renovation that will work for you, your lifestyle and property goals. If you plan to upgrade to a better property sooner rather than later, spend money on refurbishments and repairs rather than expensive renovations. If you do plan to stay for the long haul, create your own renovation plan, which is like a business plan for your property. Stage expensive building works for a time when you can afford them. In the meantime, research properties for sale in your area and work out whether the costs of certain renovations can be ‘paid for’ by the re-sale value of your home. While the economy languishes, it can be a great time to hire a designer or architect to draw up a grand makeover – add a second storey or create a separate studio – and have those plans lodged and approved by the council. This process alone can take up to 18 months so hopefully your house will be ready by the time the residential property market recovers.

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