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Joanne & Steve Hilson – House Renovated While Being on Holiday

Joanne & Steve Hilson

Video testimonial by Joanne & Steve Hilson for their House Renovation completed by Superior Renovations ® located in Greenlane, Auckland.

“Knowing that we weren’t there while it was being done as well was the best part, we were on the beach, and the renovation will be done”

“Working with Kevin and the team was easy because we weren’t having to ring up different suppliers ourselves, it was like one team does this, another team does that – and everything was done for us under one roof. Kevin had a contact for everything, and the experience was simple. You hear a lot of horror stories about doing renovations and I was like, well that was very easy”

The renovation included:

  • Kitchen Renovation
  • Removal of wall to become an open plan
  • Bathroom Renovation
  • Toilet Renovation
  • Addition of a New Toilet
  • New Laundry
  • New Custom Storage Area
  • Consent Process

Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

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Home renovation
Bathroom Renovation, House Renovation, Kitchen Renovation, Media

Family Homes Vs Investment Properties – Renovation Guide for 2021

Are you looking at adding comfort and convenience to your home? Or renovating for an investment property?

Intention or motive is a key factor when planning your home renovation.  It will determine your budget, the type of suppliers, raw materials, design and time-frame of your renovation. When you are renovating with the intention of renting it out or selling then your budget can be more limited as you do not have to make the house luxurious.

As long as it is functional and aesthetically pleasing with everything working well then you can look at getting more medium range supplies. However, if you are going to be living in the house then you might want to splurge more on design and luxury along with making it more functional.

In this article we will discuss the following:

We will discuss there broad intentions for renovating a home in Auckland. This guide will provide a comprehensive guide for planning your renovation based on 3 broad categories. It will talk about budget, types of materials that we recommend for the three types of renovations based on your intention to renovate in Auckland.

  1. Renovations for when you want to rent your house in Auckland

  2. When you want to add value to your home to sell in Future

  3. Home Renovations for a family home – to increase functionality and comfort

1. Intention of renting your property

When you are renting your property your two aims should be aesthetics and functionality. When it comes to aesthetics you want to renovate your kitchen and bathroom with a medium range budget. Tenants are looking for a place which is modern and with minimal wear and tear. They also look for homes that are functional so they face the least amount of inconvenience.

Kitchen renovations in Auckland for rentals

Kitchen is one of those places that should always look and feel clean and hygienic. Old Auckland kitchens usually have a dated look about them which make them look aesthetically unappealing. No matter how any times you clean them they always appear slightly worn out and yellow. Hence, giving your kitchen a makeover greatly increases its chances of being rented at a good price. An easy way to renovate old kitchens is to replace the flooring, counter tops and work benches.

You can use mid-range materials for counter tops which will look nice and are durable but will not break your bank. Materials such as laminate, Engineered stone and glass counter-tops could be a great option for the kitchen if you are looking at renting the house out. They look great and will instantly make the home look much more appealing to the tenants. Laminate flooring is also a good option for such kitchens as they look great, are good for the budget and are durable.

Read more…

10 ways to increase rental yield through renovations and upgrades

Bathroom renovations in Auckland for rentals

If your bathroom is looking grimy then it is best to get it renovated before renting it out. An average bathroom renovation costs about 15K if you are replacing the shower, toilet, adding a vanity and replacing the floors. You can use Vinyl floors or simple tiles for the bathroom at a very reasonable cost. Basic showers and toilets can also be found at a reasonable price. If you are not changing the pluming around then bathroom renovation costs can be done at a very minimal cost.

Adding Rooms

One of the tricks for getting most out of your rental property is to make larger rooms into two different rooms. If you have a two bedroom home then it would be rented for about $550 on an average in most Auckland suburbs. But if your lounge is very spacious, you could erect a wall making a small study out of the lounge. This would give you a third bedroom or study. This would effectively let you increase the rent of your place. The added wall would cost you as much and is almost always possible because there is no structural change if the wall is added inside the house.

Read more…

Rental Full house Renovation in Hillsborough to get better rental yield

Painting in Auckland for rentals

If your home has started looking worn down then a good paint job throughout the house can also prove to be a good investment. The important thing is getting it done by a professional. A good paint job will make all the difference to your home and overall aesthetics of your rental property.

2. Intention of reselling or adding value to your property

If you are thinking of selling your house in the future then you should renovate with the intention of adding value to your home. Adding value does not mean that you have to spend a lot of money to ‘add value’. The perceived value of your home is the buyer’s perception of your home.

They want the foundation and structure of your home to be sound as they do not want to buy something that they will have to put more money into ‘fixing up’. Some of the key elements of the house like kitchen, and bathroom also need to be in good condition so that they do not have to spend money in maintenance like fixing leakages etc or even renovating.

Kitchen renovations and Bathrooms renovations to add value

When trying to sell your home you want to make sure that your bathroom has no plumbing issues, leakage or damage. That is the first thing that you should fix. You do not have to install the latest fixtures or accessories if your present toilet and shower are still in good shape. If they are however dated then it would be a good idea to pull the old bathtub out and install a new shower. The idea is to make the buyer have a higher perceived value of the home.

The kitchen is another aspect of the house that should be looked into before selling your home. If your kitchen is very outdated and has started to look shabby then a change is in order. Change the flooring and pull down the old cabinets to give your kitchen a fresh new look. There is no need for customisation; simply use the most basic cabinets and counter-tops to make it look modern.

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Todd Chandler’s Home renovation in Saint Heliers to Add Value before Selling (see case study below)

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Todd Chandler’s renovation in St Heliers to add value before selling

Stay away from themes

When selling your home it is good to stay away from modelling your rooms after certain themes. This might actually become detrimental to the sales process as your personal themes might not appeal to the buyer. If you are going for classic themes then it would be okay as classic timeless themes do appeal to most people. We would however not recommend renovating your home keeping a theme in mind as the return on investment for a project like that would not be great.

Painting in Auckland for Adding value

Adding a fresh coat of paint to the exterior and interior of your home can also add considerable value to your home in the minds of the buyers. Again, we would advise you to paint in neutral colours as opposed to bold colours. Buyers will be willing to buy a house at a higher price if the house is well painted and looks striking.

Adding a deck to add value to a house

Add a deck to the house to instantly increase the value of your home. If you do not have a deck but do have the space on the outside of your home then we would recommend you to add a deck. The return on investment for building a deck is exponential as buyers would pay much higher for a home which provides them outdoor living.

3. Intention of giving your Family home to add comfort

When it comes to doing your own home renovation, then the options are unlimited. You can renovate your home based on your priority and needs of your family. If modernising your home is a priority then kitchen and bathroom would be the first few things to consider renovating. If you want a stylish makeover then you have plenty of options based on your budget, trends and personal preference for your home renovation.

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Kitchen renovation in Blockhouse Bay for a family home (see case study below)

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Full Kitchen transformation in Blockhouse Bay of an old dated kitchen to an open plan space

Kitchen Renovations in Auckland for a family home

If you want more functionality then consider changing the interior of your cabinets to the current shelf storage system trend. These cabinets have custom built shelves in cabinets for different types of appliances. This saves space and adds functionality to your kitchen. There are also numerous styles and designs available for designer kitchens if you want to add a touch of luxury to your home. Most renovation companies have an in-house designer that can help you with the design process and source supplies to complement the style of kitchen you are after.

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Lynette and Henry’s Kitchen renovation was done keeping their lifestyle in mind (see case study below)

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Lynette and Henry’s kitchen in Bucklands Beach was renovated to make it more functional for their family

Bathroom Renovations in Auckland for a family home

You could renovate your bathroom based on the needs of your family. If you are a growing family then you could convert your en-suite into a separate bathroom and toilet. Or you could convert the bathroom and toilet to make a luxurious en-suite. This type of renovation will really depend on your budget and your needs.

Adding Rooms

You could add or pull down walls to either add rooms or make your current rooms more spacious depending on what you want out of your house renovation.

When doing your own home renovation, you should first ask yourself what you want and how much are you willing to spend. When you have a limited budget then drawing up a priority list is a must. If you have any problem areas like leakage then it is best to tackle that first as opposed to giving your home a makeover. If next on your list is the kitchen due to limited functionality then the best way to go forward would be to increase functionality rather than getting a makeover in terms of design.

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Before the kitchen renovation

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After completion (see case study below)

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Amber and Craig’s full home renovation (picture above) 

Materials for family home renovations

When doing your home renovation we recommend using premium materials and supplies even if it means doing your renovation in stages. For example use granite or marble or solid wood for your kitchen counter-tops rather than laminate as you want to be able to enjoy the luxury of your home.

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Guru and Neeta’s Kitchen renovation (Kitchen area + Bar area)

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(see case study below)

Read more…

Guru and Neeta’s full Kitchen renovation to add luxury, comfort and convenience

 


Featured Projects for Family Homes and Investment Properties

Investment Property to increase rental yield in Hillsborough

Our client had a 2 bedroom house in Hillsborough which fetching very little rent due to its state. It was an old house with a very old and dilapidated bathroom and kitchen. Our client renovated the entire house in accordance with the current tenancy laws. The bathroom and kitchen was renovated with mid-range durable and easy to maintain materials see full project specifications

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Todd Chandler’s renovation in St Heliers to add Value before Selling

Todd Chandler initially started his renovation for the family but then decided to just add value to sell it. We renovated 3 of his old leaky bathrooms with mid-range materials. The entire house was painted and the decks were re-built in accordance to the code of compliance see project specifications

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Full home renovation in Avondale for a 3 generational family living together

A full home renovation with structural changes, making space and room for 3 generations to live with comfort and convenience. This home needed to accommodate three generations with each generation having its unique needs in terms of convenience, comfort and aesthetics see full project specifications

 

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What are the best rental renovations for my investment?

Rental renovations are very different from Family home renovations. This guide discusses these differences in terms of budgets, materials used and customisation. Kitchen and bathroom renovations are the top two renovations that increase rental return for investment properties. You can also read our article on 10 best ways to increase rental returns on our article https://superiorrenovations.co.nz/rental-renovation-and-upgrades/

Do I have to manage my own renovation?

Renovation companies like ours provide a project manager for every renovation who manages the entire renovation as well as all different trades involved.

Do i have to get my own builder, electrician or plumber?

If you are doing your renovation on your own and sourcing all trades then yes. However renovation companies like ours provide our clients with all the different trades which go into any renovation. So we would provide electricians, plumbers, tilers, builders, grouters, painters, plasterers, installers, waterproofer, and project management.

Do i have to get my own products?

Our company will provide all products required to renovate any given area of your home. We have longstanding relationships with our suppliers. We take you to our various supplier showrooms so you can pick and choose your fixtures, flooring, lighting, tiles. For kitchens we built custom cabinets.

 

Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

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WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

 


 

References:

House Renovation

10 Ways To Increase Your Rental Return by Renovating & Upgrading

How exactly do you plan a rental renovation?

Planning a rental renovation is very different from renovation your home. A rental renovation is not an emotional investment where you consider the needs and wants of your family members. A rental renovation is all about investing your money in the right upgrades and renovations to get the maximum return on your investment.

You want to add value so you can get a better rental yield and also be able to resell it at a good profit. The materials you choose and the areas you renovate are considerably different from when you renovate your home. It is important to understand this difference so you do not over invest in your renovation.

In this article we will first discuss the following:

  1. What exactly is rental yield
  2. the reasons you should invest in a rental property renovation
  3. whether a rental property renovation is the right thing to do for your current finances.

Finally we discuss in depth the 10 different ways that you can add value to your home and most importantly how you can increase your rental yield. Rental property renovations need a bit more planning than your normal home renovations as you want to be able to get a good return on investment.

Having the right plan is important before you invest into your rental property.

What exactly is rental yield?

If you are a property investor in Auckland, you are either looking at getting the maximum rental yield for your property or renovating to sell for a maximum return on investment. For the purpose of this article, we will be talking about ways in which investors across Auckland can maximise their rental yield through rental property renovations.

Rental yield is one of the most important figures for any landlord. It is basically the rent that they can charge for their investment property. You cannot however charge any number that you desire. The rent a landlord can charge is always in proportion to the value of the property. This is easily explained with an example of a luxury two-bedroom apartment that can yield $900 per week

whereas another 2-bedroom apartment in need of some sprucing up might yield only $450.

At every stage of your investment, you will have to carefully consider your rental yield. What is your realistic rental income versus mortgage payments? Many lenders will require you to show that you can at least get 125% of your repayments in rental income.

Not every renovation is the same or as important to your tenants. Some types of renovations offer more rental value than other renovations. Kitchen and Bathroom renovations are the top two renovations to add value to your property.

However, exactly why do you need to renovate your rental property?

Why should I renovate my rental property?

So it is really worth renovating your rental property? The answer is yes. Even simple renovations to your rental property can bring higher quality tenants who are willing to pay more for a comfortable modern home. They want a home that is functional, has all the modern amenities and is easy to clean and maintain.

Differentiate your property from other competitors by putting some thought into your renovation. Make it attractive for potential tenants and for future buyers.

Expert Tip: Do not renovate your rental property as you would your home. When you are renovating your home, you personalise your renovations according to your taste. However, your taste could be vastly different from your renter’s or buyer’s taste. If you personalise your property, then it could put a potential renter or buyer off the property.

When renovating to rent, choose materials that are easy to clean and maintain. This will make life easier for tenants but more importantly it will ensure that you have lesser wear and tear. Do not choose the most expensive hardwood flooring because you love it. Instead choose laminate flooring to mimic hardwood floors which are of a great quality, easy to clean, and fantastic for your budget.

Top 3 Reasons for renovating a rental property

  • Improve energy efficiency: Adding energy efficient appliances such as induction cook-top means lesser electricity bills for tenants as well as a great selling point when you plan to sell in the future
  • Increase property value: By renovating in a thoughtful manner you could add value to your property which would attract higher rent or fetch a higher yield when you plan to sell the home.
  • Improve renter satisfaction: Include good quality appliances for your renters. Good quality appliances such as dishwashers etc would mean that they will increase renter satisfaction and also there will be fewer fixes that you have to make throughout the tenancy.

Now how much is too much to spend on rental property renovations? Let’s look at budget planning for rental property renovations.

Is a rental property renovation the right thing to do financially?

Research is important when renovating either your home or investment property. But when you decide to renovate your investment property it is even more important to do some thorough research about the market. Your first step would be to see whether you are charging low, median or higher rent as compared to the average rent for similar properties. If you are charging below the median rent then getting the property renovated to add value would be a great idea. However, if you are already charging way above the median rent then renovating to add value would not be great return on investment.

Here are a few questions to think through:

  • How much will the property cost to renovate?
  • How much will it allow you to increase the rent if renovating?
  • How long will it take for you to pay off your cost of renovation with your new rental increase?
  • How much can you increase the rent of your property realistically for people to want to renovate your property.

Once you have conducted your research, it would be good to contact a renovation company for advice related to the areas that could renovated with the goal of adding value to your property.

Do your research and get several quotes from various companies compare them in terms of what they offer and the costs. Choose a company that can give you a fixed quote in order to avoid future budget blowouts. Also as this is your investment property, you do not want to spend too much time on the property managing things. Choose a company that can provide a Design to Build service while providing a project manager to over see the entire renovation from beginning to end.

10 Improvements to increase rental value of your property through rental property renovations

A lot of landlords see minor upgrades as an expense rather than a long-term investment. Experts suggest that keep the formula simple. Invest in small upgrades that add convenience to a tenant in order to attract a more interest for your property, higher quality tenants and better rental yield. In the long term you will more than make your money back. Following are a few minor upgrades to add convenience:

1. Increase the comfort of your home

Heat pump installation

Adding a heat pumps are an energy efficient alternative to furnaces and air conditioning. Summers and Winters in NZ often require either fans or heaters. If you install a heat pump in your home, you are bound to differentiate your home and attract tenants that are willing to pay more for this convenience. You can either get single units for each room, multi-level split units for multiple rooms or ducted heat pumps for central heating. Moreover, central heating will add value to your home when you want to sell in the future.

Insulation for your rental property renovation

A well-insulated house does not only provide health benefits but is also important to ensure the longevity of your property. A house that is not insulated will encourage the growth of black mould which is detrimental to the structure of your home. Black mould can seep into your walls and cause them to crack which in turn weakens the structure of the house.

Homes which are not insulated further deter good quality tenants and retainability of good ones. A home that is not insulated will not attract families as they can prove to be an unhealthy environment for families. Families usually are better tenants who will look after your home better that students etc.

Ensure the longevity of your property and increase rental yield by insulating your property. It should never be mistaken as an expense but an in investment.

Kitchen renovation in Hillsborough

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Read more…

Craig and Amber’s renovation in Hillsborough (picture above) started with fixing all leakages

Make sure your electric wiring is in good shape

Having your electric wiring in good shop might not translate into higher rental yield but it should be something you should check regularly. If your electric wiring is old and you have not checked it in a few years then it would be good to get a professional to carry out an assessment to ensure that it is in good shape. Bad, damaged or old electric wiring could be detrimental to the safety of your home and tenants. The sure signs of bad or damaged wiring could be frequent bulb blow outs or a fire.

2. Kitchen upgrades and Kitchen renovation

Gone are the days when a kitchen was a secluded room at the end of the house. Kitchen now is a very integral part of everyday living. Open plan kitchens are not just a trend but a way of living. Apart from structure and layout, easy to clean materials are a must if you want to attract good tenants and retain them. You should also use materials that are not hard to maintain such as hardwood flooring as you cannot guarantee whether your tenant will take good care of it.

Expert tip: Rental properties should never be renovated according to the owner’s personal taste. Too much personalisation can deter tenants as well as future buyers. When renovating an investment property use classic colours and low maintenance materials. Classic colours allow tenants as well as future tenants flexibility to mould the house to their tastes.

We have listed a few ways that you can get the most out of your kitchen renovation if you want to get a higher rental yield or add value to your kitchen.

  • Flooring Use Laminate or Acrylic if you are redoing your kitchen floors. Laminate and acrylic flooring are low maintenance materials which are easy to clean and cost effective. They can imitate any other type of flooring in terms of texture and looks which make them a highly versatile material. Unlike most cost-effective solutions, they are also very highly durable which means that they increase the longevity of your kitchen floors. In case you do want to change this type of flooring in the future you can do so at a fraction of cost compared to hardwood flooring.

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Property renovation in Avondale (see full case study) – Laminate flooring to imitate hardwood flooring

Read more…

Property renovation in Avondale (picture above)

  • Cabinets and Drawers Changing or replacing your kitchen cabinets is a great way of refreshing the look of your kitchen. Most people think that it is cheaper to just change cabinet drawers rather than replacing the entire kitchen cabinet. This is far from the truth. This is because it is easier to manufacture entire kitchen cabinets rather than finding the right cabinet doors to fit your previous cabinet structure. The cost of manufacturing new kitchen cabinets, doors, drawers, drawer runners and shelving can range from $5,000 to $12,000 depending on the materials you choose as well as the size of your kitchen

It is also important to choose the right type of materials for your investment or rental property. Use Melteca for your kitchen cabinets to ensure durability and low maintenance compared real wood. Melteca is a highly versatile material which can imitate texture, look or colour of any other material. Melteca is also easy to clean and cost effective compared to real wood. This ensures longevity but is also easy to replace if you want to in the future due to low costs.

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Kitchen renovation in West Harbour (see full case study)– Acrylic gloss finish cabinets custom built for low maintenance 

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Kitchen renovation in West Harbour (picture above)

  • Open plan Layout – Open plan kitchens are not just a trend but a way of living in our society today. If your kitchen is secluded at the end of the house, then it would be a good idea to call a professional to see how you can incorporate it into the living space. Breaking a couple of walls that separate your kitchen from the living room will create an open floor living that will generate more interest and a higher rental yield for your home. This will also add more value to your home if you plan to re-sell in the future.

 

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Kitchen renovation in Blockhouse Bay – Before walls were knocked down to make it an open plan space.

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Kitchen Renovation in Blockhouse Bay(see full case study) – After we knocked down the walls and made it into an open plan space

  • Energy efficient solutions – Install an induction cooktop for a safer and energy efficient solution for your property. While it is not mandatory by law to have a dishwasher, it would prove to be a differentiating point in a competitive market to have one in your rental property.

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Full rental renovation in Hillsborough (see full case study) – Induction cook-to installed in this rental property to add value

3. Bathroom Upgrades and renovations

Bathrooms are the second most important thing that rentals and buyers look at after kitchens in a house. Bathroom renovations and upgrades add considerable value to a home and increase the rental yield of a house. Our project managers have put together a few things that you can upgrade in your bathroom to get a maximum return on your investment:

  • Get your bathroom waterproofed, heated and well ventilated – Moisture is an enemy to your walls and structure. Professionally waterproofing and ventilating your bathroom will ensure the longevity of your property while adding comfort for your tenants. Waterproofing and ventilating your property will save you a considerable amount of money in the future in terms of damages

 

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Rental renovation in Hillsborough above (see full case study)– We upgraded all fixtures and used low maintenance materials with minimum personalisation. This was an old and run down house but the owner wanted to renovate with the intention of charging above median rent.

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Property renovation in Hillsborough above – Client replaced flooring, basin, shower and toilet with new fixtures. A few changes can make a world of difference in any bathroom. See full case study

 

  • Installing new Fixtures – A bathroom with dated fixtures will hardly yield high rent or even a good price when you plan to sell your investment property. Update your dated bathtub for a modern shower to generate more interest for your rental property. Dilapidated bathrooms often deter tenants and buyers alike. Upgrade your toilet, vanity and bathtub in under $12,000 to increase the value of your property as well as rental yield.

4. Painting for your rental property renovation

Painting your house is a great cost-effective way of increasing the appeal of your property and preserving it. Painting a home increases the perceived value of a property which in turn increases its rental yield. Painting walls that have started looking drab will breathe a fresh life into your property which will attract a considerable amount of interest for renters and buyers alike.

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Rental Property Upgrade – Before we painted the entire room

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Rental Property upgrade – After we painted the room

If you have wallpapers on some of your walls, then this would be a good time to remove them and paint your walls. When you are renting out your property it is good to remember that you should be using solutions that will be able to sustain the most amount of wear and tear.

Full Painting in Greenhithe

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Property renovation – We painted the entire house to add value to the property

Hence when painting your investment property, it would be a good idea to get it done with professionals and use oil-based paints. Oil based undercoats and paints are able to withstand a higher amount of wear and tear compared to water-based paints. Oil based paints are more expensive than water-based paints, but it will prove to be a better investment for your money and time.

5. Increase Curb Appeal for your rental property renovation

Aucklanders love to have an outdoor area where they can entertain family and friends during summer. Having a nice deck or outdoor area greatly increases the value of a property and also attracts higher interest from high quality renters. A nicely renovated outdoor area is the first impression your renter or buyers gets of your property.

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Deck renovation in Cockle Bay (see full case study)We replaced the old deck with a new one as it was dilapidated and unsafe for current use. The property had a lot of unused area around the house so we created a large deck to add value and convenience for clients.

Hence it is a good idea to invest a little money on renovating your deck or patio to a good standard. Deck renovations are inexpensive and a great return on investment for your property whether you are looking at getting a higher rental yield or increasing the value of your property before selling.

6.  Minor Landscaping

First impressions count when renters or buyers first see your property in Auckland’s competitive market. The right renters will care if your property is well maintained from the outside. Make sure you keep the garden mowed; the trees mowed and plant a few plants for some added exterior appeal to your property.

When it comes to selling your property, a well landscaped exterior can add between 5.5% to 12.5% to the overall price of your house. While interior design trends might fade, a garden only matures with age which adds additional value to your property. The best way to add value through landscaping is having a plan. An incoherent plan or landscaping can in fact deter tenants and buyers.

Come up with a plan before you start your landscaping project. Take some professional advice, do some research and then commence your project.

7. Change the flooring of your property

Carpets have traditionally been the choice of flooring for living areas of most Auckland homes. Carpets however are difficult to maintain and start to look stained and dirty quite easily. Before we renovate homes, we always ask our clients what their reason for renovating is. This is because this will greatly impact the type of flooring you choose as well as your budget.

As mentioned above, rental and investment properties should make use of low maintenance materials for their renovations. If you have a carpeted rental property which has started looking old and stained, then it is not going to generate much interest in the rental or even buyer’s market.

To increase rental yield, it would be a good idea to rip your old carpets and renovate your rooms with a good quality laminate flooring. Laminate flooring is low maintenance and highly durable which will extend the longevity of your floors. They are also cost effective which means that even if they get ruined during a bad tenancy, they will not be expensive to replace. They also come in various, colours, textures, and designs which means that you can make your rental property aesthetically beautiful generating higher interest.

8.  Small Aesthetic changes

If you are unable to invest in upgrades or renovations for your property, then think about making small aesthetic changes to your property. We have put together a few inexpensive ideas that you can implement to differentiate your property from competitors.

  • Replace old curtains and blinds with new ones to breathe a fresh life into your rooms. Old curtains can also make a room look shabby which is not what you want if you are looking for a higher rental yield.
  • Change your old stove top for a newer one. Kitchen is on top of the list for most tenants when they go for a house viewing. If you do not want to invest in a full kitchen upgrade, then it would be a good idea to change a few things to make the most out of your investment. An old stove top will deter potential tenants. A good quality stove top will only cost you $500 but even a $10 increase in rent/week due to this would get a good return on investment. The most popular and efficient stoves today are induction ovens. You can also opt for gas depending on your preference.
  • Change old taps in your bathrooms – Old yellowing and cracking bathroom tap-ware can deter tenants even if it might seem like a small thing. Spruce up your bathroom by changing all tap-ware in your bathroom without breaking the bank.

 

mmexport1563760663157-1000-300x200, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland DSC06141-1000-300x200, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

BEFORE and AFTER(see full case study) – Replaced flooring + Bathtub + Taps and Painted the entire bathroom.

  • Trim and Maintain your garden and landscaping to ensure that your property is in a good and presentable condition. First impressions matter so keep your exterior neat and tidy before viewings.
  • Change your kitchen bench-tops from old Vinyl to engineered stone bench-top. This can instantly lift your kitchen up and notch and dramatically change its look. Engineered bench-tops are versatile in design and texture so you can play around with it to add to the aesthetics of your kitchen. Engineered stone is very cost effective, durable, easy to clean and will last you a very long time.
  • Clean before your viewings. It pays to hire professional cleaner to make sure that your property is presented at its best light. Clean the windows, dispose off outside debris, wash the exterior of your home and clean the interiors to attract good tenants who will be willing to pay more for your property. The idea is to sell a dream to the renters of a place they can call a home. Polish your hardwood floors to add some more shine and glamour to your floors.

9. Furnish your home for expatriates as renters

Auckland has many expats living here who come to the country for a few years and then leave. They usually look for a stress-free tenancy which is mostly paid by the company. Their ample rent allows them the freedom to pick houses that are well maintained, aesthetically pleasing and furnished well. High end rental property renovations should include furnishing the house as well to attract expats.

We would not recommend you furnish your property if you do not want to invest much money into your rental. Most renters in Auckland do not want furnished houses as they already have their own or they do not want to pay more for a furnished house.

Superior-Renovations-Renovations-Auckland-5, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Property upgrade and Renovation in Saint Heliers (see full case study)– Client wanted to renovate to add value before either renting as a luxury apartment or even selling.

If you want to attract expats, then you must be able to invest a good sum of money into revamping it. Expats do not want to bother with the hassle of buying furniture as they would be moving in a few years. In saying that, they also will not compromise with a house that is garishly furnished or have inferior quality. This does not mean that you must carry out a full renovation and get the most expensive furniture.

The key is to furnish it with some good quality furniture and a house that is tastefully decorated. You can double your rental yield if you invest some money into upgrading and decorating your property. Tell your agent that you are aiming for expats and take some advice before you begin redecorating. You can get up to $1500 per week for a 2-bedroom home if you upgrade and decorate correctly. Some examples of such houses are luxury apartments in the CBD.

10. Add a dishwasher, washing machine and dryer

Installing a dishwasher, washing Machine and dryer are not mandatory by law but they add great comfort for renters. Rental property renovations should be about including basic amenities to attract good quality tenants. More and more people are looking for properties that will make their life better without any hassle. This is all about getting a higher rental yield that you are currently getting. What tenant will not pay more for a house that has three comforts compared to a house that doesn’t?

Also, remember that you are not competing with every house in the market but a market that is of your choosing. You want to attract renters that are good, will stay for a long time, can pay more and will keep your property in a good condition.


Featured Projects 

Investment Property to increase rental yield in Hillsborough

Our client had a 2 bedroom house in Hillsborough which fetching very little rent due to its state. It was an old house with a very old and dilapidated bathroom and kitchen. Our client renovated the entire house in accordance with the current tenancy laws. The bathroom and kitchen was renovated with mid-range durable and easy to maintain materials see full project specifications

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Todd Chandler’s renovation in St Heliers to add Value before Selling

Todd Chandler initially started his renovation for the family but then decided to just add value to sell it. We renovated 3 of his old leaky bathrooms with mid-range materials. The entire house was painted and the decks were re-built in accordance to the code of compliance see project specifications

Superior-Renovations-Renovations-Auckland-6-300x200, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland Superior-Renovations-Renovations-Auckland-4-300x200, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland Superior-Renovations-Renovations-Auckland-14-300x200, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

 


Should i renovate my rental property?

One of the main reasons for renovating rental properties is to save on the ongoing maintenance cost. Renovating your rental property also means that you can attract higher quality tenants and get a better rental yield per week which in turn gives you a better return on your investment.

How can i get higher rent?

Yes you can get higher rent through renovations and upgrades. People will only pay higher rent for a property if it has modern amenities and comfort to be able to justify the rent. Read our full article to see the type of upgrades you can do to get higher rent.

What are the best rental renovations for my investment?

The top rental renovations are Bathrooms, Kitchens, Flooring, Painting and comfortable upgrades like adding a heat pump. The aim is to spruce things up and add a level of comfort that most people are looking for.

If you have any questions about upgrades to add value for better rental yield or explore other options then – feel free to get in touch with the team at Superior Property Services – 0800 199 888

Disclaimer: These cost estimates are based on quotes we’ve sent to past clients and jobs we’ve completed ourselves. This article is offered as a general guide only. The views and information expressed in this article are those of the authors and do not necessarily reflect the official policy or position of any agency in New Zealand. Any person who relies upon any matter contained in this guide does so entirely at their own risk. 

 


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

 


 

References:

House Renovation

Emerging Tile Trends (2021) by Tile Depot (+common mistakes to avoid)

As you walk into Tile Depot you are overwhelmed by the sheer scale of their range. We never realised how exciting a tile showroom could be. There were huge Italian tiles, small colourful accent tiles, tiles with various textures, tiles that emulated wood and the list just doesn’t stop. The tile trends are plenty and the process of choosing the right tile is made surprisingly easy when you consult with the Tile Depot ladies.

We met Ruth and Kitty from Tile Depot and it reinforced our conviction that their values fit right in with ours at Superior Renovations. Working, selling and advising about tiles was not their only goal. Working at tile depot helping clients choose the right tile for their spaces was something of a passion.

Ruth has worked in Tile Depot for more than 15 years while Kitty has worked there for almost 8 years. Their knowledge about various tiles, upcoming tile trends and how they affect a space was phenomenal.

As a lot of our clients choose their tiles from Tile depot, it was important for us to understand how their experience was. We had a long conversation with Ruth and Kitty. In our discussion we talked about:

  1. tile trends of 2021
  2. how to select the right type of tiles for your home and situation
  3. tiling mistakes that people should avoid
  4. how tiles can affect the aura of a room.

Read more…

18 Top trends in Bathroom Tile Design for 2021 in Auckland

Top 6 Tile Trends for 2021 by Kitty

 

1. Large Slabs of tiles

There are many advantages to using larger tiles in small and big spaces alike. Larger tiles make an area look ‘less busy’ says Ruth. There are lesser grout lines which means that when you use a large slab of tile in a small bathroom for example, then your room will look more spacious as opposed to if you use smaller tiles. Choose 600 by 600 or even 600 by 1200 for your spaces to bring out an elegant and spacious look for any room.

Read more…

Bathroom renovation in Ellerslie using large tiles on the floors

Greenhithe bathroom renovation with large square tiles

Large Neutral tiles with a marble look used in Avondale for 3 bathrooms

Large Matte Tiles used on the floor of kitchen and Lounge in Bucklands Beach – Lynette and Henry’s renovation

 


2. Tiles with Patterns

Gone are the days when tiles were just used for convenient clean up your bathrooms and kitchen. The conventional use of tiles has long been past. They are now used to add personality and aura to the room. Tiles used as feature walls or as a pattern on the wall have become very popular. 2021 will see a rise in the use of patterned tiles to add character to a room or as a feature wall. These vintage designs bring in some old-world charm to the modern homes of today.

 

Contemporary-Paterned-tiles, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

A wide range of contemporary patterned tiles that can be used in a number of ways to add character to a room (Tile Depot, 2020)

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Navy Artisan tiles used as a feature wall in the bathroom (Tile Depot, 2020)

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BrickOne Rosso Tiles used as a feature wall in the living room (Tile Depot, 2020)

Read more…

Patterned tiles used in bathroom floors for a bathroom renovation in Hillsborough


 

3. Colours – Earthy tones

Accent tiles and splashbacks have become very popular in earthy tones. Earthy tones exude a feeling of warmth and create a calm rustic look for any space. Earthy tones draw their inspiration for natural elements such as the sun, earth, sky, and greenery. Most Italian tiles fall into this category adding a Mediterranean look when used in any room. This Tile trends has been growing for a few years and is set to rise in 2021.

 

Casablanca-Red-as-a-warm-earthy-tone-Room, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Casablanca Red adding a warm and earthy touch to a bathroom (Tile Depot, 2020)

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Earthy May Olive and Fern (Tile Depot, 2020)

Read more…

Earthy tones and mosaic tiles used in a Bathroom and Kitchen renovation in Stanmore Bay


4. Vibrant coloured tiles – the Casablanca collection

Tile trends are seeing a growth in the  minimalist look with streamlined modern designs has also meant the growth of Vibrant tiles as accent walls or splashbacks. This is so people can add a ‘pop’ of colour to an otherwise neutral interior. The Casablanca collection at Tile Depot consists of a diverse range of bright and vibrant colours that can be used in any setting or space. Use Casablanca Black in your bathroom for an industrial look or Casablanca red to create a playful rustic look.

 

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Casablanca Sky Blue as a feature wall in the bathroom (Tile Depot, 2020)

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Casablanca Orange (Tile Depot, 2020)

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Casablanca Bottle Green as a splash-back in the kitchen (Tile Depot, 2020)

 

 


5. Textured Feature walls

Traditionally textured tiles were only used around fireplaces and foyers. Textured have seen a growth in tile trends as feature walls as it generates interest and brings an essence of the outdoors into your home. The Lyon range at Tile Depot can be cleverly used as a feature wall in bedrooms and living areas.

 

Room-Cubes-on-wall, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Textured tiles in the bathroom (Tile Depot, 2020)

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Textured Bronze Sky tiles used as a splash back in the kitchen (Tile Depot, 2020)

Brick-text-Black-Room, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Textured Black as a back-splash (Tile Depot, 2020)

Read more…

Textured Hexagonal Tiles used as a backplash in Bucklands Beach Kitchen renovation

3d hexagonal Tiles used as a backsplash in Parnell for a Kitchen renovation

 


6. Metal Range

Mixing elements of metal along with tiles is another growing trend to bring out an industrial look. Mix metals as patterns in your living room to make a unique pattern or simply use it as accent tiles in your kitchen.

 

Metal_Stone_Bronze_Situ_3-800x538-Room, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Metallic Stone Tile (Tile Depot, 2020)

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Metallic Rock Silver Tile (Tile Depot, 2020)

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Metallic Rock Bronze Tile (Tile Depot, 2020)


Your needs as a Family greatly determine the types of tiles suited for you

Your needs as a family can be a huge factor on the type of tiles you choose for your home. Your needs as a family with young children would be very different compared to if you have elderly relatives living with you. When thinking about elders you should think of functionality more than just what the current tile trends are.

Ruth explains in greater detail on the types of tiles suited for various types of family and the importance of choosing your tiles with great care. Look at our chart below to understand the types of tiles suited for your home.

Young Families

Families with young children lead busy lives especially if they also have a career to juggle. Low maintenance tiles which prove easy to clean and are durable are their top priority.

Recommended tiles:

  • Matte Finish tiles: Always remember the smoother the tiles the more slippery they will be. To avoid accidents and mishaps, choose matte finish tiles for your home.
  • Smooth tiles: Avoid textured tiles for families with young kids as they are harder to clean when compared to smooth tiles.

 

Low-Risk-Tile-Porceline-tile, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

An example of Low-Risk Porcelain tile

Moderate-Risk-Tile-Microban-surface, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

An example of a Moderate Risk Tile


Families with Elders

Anti-slip tiles are vital for elders and people with disabilities. The common misconception is that you can use outdoor tiles inside your home to avoid accidents due to slipping. This however is not true as outdoor tiles should never be used indoors.

Recommended tiles:

  • Matte Finish – Smoother the tiles the slipperier they are. Hence use matte finish tiles to avoid any unwanted accidents.
  • Antislip ratings – Tiles are rated between R9 to R13 with a standard interior tile having a rating of R9.  If you are tiling an area that is at a slope, then it would be wise to choose one with a higher rating. The higher the rating the more slip-resistant it is.
  • LifeMark Range  R10 – Lifemark range that has been tested with slight slip resistance which is good for bathroom/shower, so if any household that is elderly, adult that has been injured or with young kids they should consider looking at the Lifemark range for a better slip resistance
Lifemark-bathroom, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

A bathroom with LifeMark Tiles on the floor (Tile Depot, 2020)


Kitty shares the top 3 mistakes people make while choosing tiles for their home

1. Choosing small tiles for small spaces

As mentioned above, this is a very common mistake that people make when choosing tiles for their home. If your space is small, then choose large slabs of tiles to avoid breaks (in form of grout lines) between tiles.

2. Not buying extra tiles

It often happens that people buy the exact number of tiles that they require to tile a certain room. Kitty says that it is wise to buy an extra box of tiles for the future. It is common that stores discontinue a certain model of tiles which means that if something goes wrong in the future and you have to replace a tile then you might not be able to buy the exact one from the store again. In this case you might have to re-tile the entire area. To avoid this its best to have a spare box of tiles that you can use in case of any future mishap.

3. Always take a sample tile home before committing to the purchase

How a tile looks inside the store is very different to what it will look like in your bathroom. Factors like natural lighting of your bathroom and the layout greatly determine the shade of light that your tile will appear as. Hence its good to ask for a sample of the tile that you like and see how it looks inside your room.


Featured Projects

Full home Renovation in Parnell

This townhouse was centrally located in Parnell but the kitchen was tiny and lacked counter space. We completely changed the layout of this kitchen by first moving it from the left side of the area to the right. We then added cabinets in the dining area as an extended storage space. This cabinet featured shelves with internal lights which could be opened when required. The 3D textured Tile backplash was the star of of the kitchen. To see Before and After pictures and project specifications see more

 

DSC07315-1000-1, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland DSC07314-1024x682, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

 


Spanish Style Kitchen, Bathroom and Laundry renovation in Auckland

Mary Stuart’s renovation was as much as a credit to her as it was to our designers and renovators. She had a clear vision tearing of converting an old closed off kitchen into an open and spacious Spanish style rustic kitchen. The use of mosaic tiles as feature strips in her kitchen and bathroom truly incorporated a Spanish feel to her Auckland kitchen. She was not afraid of bold colours and wanted to convert her bathroom and kitchen into a rustic villa reminiscent of Spain right her in Auckland see more

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Renovation Projects with Subway Tiles 

Todd Chandler’s renovation in St Heliers – Subway tiles used on Bathroom walls

Avondale home renovation – Subway tiles used as a backsplash in the kitchen

West Harbour home renovation – Subway tiles used in Kitchen and Bathroom

Craig and Amber’s home renovation – Subway tiles used in the Kitchen 

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Further Resources 

  1. Ideas for Bathroom renovations in our bathroom renovation gallery of bathrooms we have renovated in Auckland
  2. Ideas for Kitchen renovations in our kitchen renovation gallery for kitchens we have renovated in Auckland
  3. Featured projects and Client stories to see specifications on some of the projects.
  4. Real client stories from Auckland

Is flooring included in my renovation?

We provide a full service to renovate any given area. So if we are renovating your bathroom then flooring will be included in our service to renovate your bathroom. This applies to all the rooms in the house. We can also do just flooring for your entire house which means that we will design, supply, install and project manage your flooring project.

Do you work with Tile Depot?

Tile depot is one of our partners for flooring for renovations. We have been working with Tile Depot for quite a while and we often take our clients there to select tiles for their renovations.

Will you help me with the design process for selecting tiles?

Our project manager along with our design team will help you select the right type of tiles for your renovation. We also rely on the expertise of the Tile depot staff to help our clients make the right choice in tiles.

What type of tiles should i be using for my bathroom?

Our designer can help you with choosing the right type of tile depending on your design preference and the type of family situation you have. You can also read our article on bathroom design trends to have a better understanding of what most clients prefer these days https://superiorrenovations.co.nz/16-top-trends-in-bathroom-tile-design-for-2019/


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

 


 

References:

House Renovation

How Much Does it Cost to Renovate in Auckland in 2020

People try to do some kind of renovations to their homes almost every season depending upon the changes and choices they decide to make. Renovations are done to make your home look more attractive and beautiful from inside and outside. It is also often done to increase functionality and make your home more convenient.

Whether you are looking to extend your home area or you are trying to make minor changes in the your interior design, renovating can be a tough experience. We often recommend clients to use specialists to carry out renovations as there are many technicalities involved. It is not as simple as changing your furniture.

In the year 2020, we’ve seen a rise in home renovation project search impressions including DIY projects. For Internal home renovations, we’ve also seen an increase in financing renovation inquiries. This tells us that homeowners are seeing renovating their home as a possibility driven by low interest rate home loans. We’ve also seen an increase in renovation inquiries for rental properties, though the real estate market has been stagnant, property investors are still looking for ways to increase value (and taking advantage of the low-interest loans to finance it)

For more information on Financing your renovation…

Watch Linda from Loan Markets talk about Financing your next renovation

A guide on financing your renovation in Auckland

People think that the proper cost of renovation depends upon the size of the room or the place, but it’s not true. Costs for renovation in Auckland varies according to the different styles, adjustments, fixtures and the material that is used to renovate your place.

 

Example of a renovated exterior of a house in West Harbour which included: Roof painting, new concrete driveway, painting of bricks, new gutters, replacing all windows/frames to double glazing, new electronic front door, full exterior repair and painting of weatherboards.

Renovations in the year of 2020

It doesn’t seem that the renovation industry will slow down because a lot of renovation work is available. At mentioned above, we’ve actually seen an increase and we speculate that it’s due to to the following reasons:

Our services and interaction with the customers has always been our advantage and has made us the best amongst all other companies in Auckland. If you are currently living in Auckland you might have noticed that the number of renovation cranes has increased in significant numbers and it’s still not enough.

While the renovation builder industry (Auckland) is continually increasing, the construction and House renovation Auckland work has increased to a significant level as well, especially in the residential sector despite consumer confidence. If you are also looking to purchase some property in Auckland and the upcoming areas, let us tell you that this has now also become very challenging.

Having your own home is a blessing. The mood of people changes with time. People want to renovate their homes whenever they feel for a change or see something new in the market and they want that at their place. You do not need to wander and ponder on the internet to look for renovation services as we are always there for you to provide the best and quality renovation Auckland services.

Superior-Renovations-Auckland-2-1000-1, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Superior Renovations – Kitchen Renovation

If you have considered renovating, then it might be of the following types:

  • Extending your home.
  • Add another level to your home.
  • Make aesthetic changes on the inner side of the home as per your mood and ideas.
  • Upgrading the kitchen or bathroom
  • Subdivide or extend different areas of the home.
  • Improving your lifestyle
  • Increase the value of your home

Read more…

2021 Guide for renovations for return on investment and to add comfort for a family home

 

We renovate and adequately design the place according to the budget and lifestyle of our client. We try our level best to make your place look more attractive and beautiful but also making sure it’s within the clients scope.

If your property is one of your biggest assets, then renovation should be your second priority in order to maintain/increase  it’s value. People are spending billions of dollars for the renovation of their properties. The renovation costs NZ per square meter in the Auckland building industry has been quite stable in recent years and we haven’t seen significant spikes.

Superior-Renovations-Auckland-4-1000-1, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Superior Renovations

Where to look?

As you know, Auckland is well known for its property and location, there is a lot of room available for renovation particularly in the older regions such as Ponsonby, Mt Eden, Sandringham, Glenfield, Howick etc. Almost in every area of Auckland, there are house renovations happening. The critical role to renovate a property if you’re looking to see is to increase its perceived value and equity in the market to attract the right buyers at your target selling price, which isn’t easy considering the demographics in every suburb is different.

Subdividing also seems to be quite popular in recent years and this is due to the large land available for older homes.

How much does it cost to renovate in Auckland in 2020?

Confirming the renovation costs is a bit tricky and complicated

It depends on requirements and ideas of the client and the range can be quite large. If you’re considering on buying a place to renovate, try to get a ball park figure for the renovation to avoid not having enough budget after the purchase. If you’re renovating for your own home, focus on the necessities first and then the wants later if the budget allows.

There are some renovation costs/rates that can be calculated in advance if you know the size of the area you want done (but keep in mind this would be an average). You should have a 10% contingency budget should you start any renovation, there are also unforeseen costs once a renovation starts – perhaps you want to get extra things, or there was rotton timber that needs replacing.

Example of complete house renovation

 

This full house renovation in St Heliers (Auckland) included: Renovation of the toilet, Bathroom Renovation x 2, Laundry Renovation, Full Interior Painting, Desk Renovation, Interior door replacements, Interior Stairs and Balustrade Installation (Glass), Wallpaper Removal and Plaster, Exterior Painting and installation of Balustrade

Examples of full home renovations in Auckland

Full home renovation for a 3 generation family in Avondale

Full home renovation in St Heliers to add Value before selling

Full home renovation in Hillsborough of an old house 

Cost of home extensions Auckland

Why consider a house extension when you could sell your Auckland house and move to a larger home? Here are four good reasons to consider adding a house extension:

  • If you like the area you’re living in, you don’t have to move
  • Make the changes you want to make and not settle for something that’s just okay
  • A home extension may be more affordable than moving to a larger home
  • You may be attached to your current home or location and not want to leave

As a general rule of thumb, the average cost of a house extension in Auckland – a 50SQM ground floor house extension costs $100,000 – $150,000. That works out to $2,000m2 – $3,000m2. The difference is in the type of construction and the quality of the inclusions.

You won’t know the exact cost of a home extension until you’ve made plans and know how large the extension is going to be and what will be included in the extension. The cost of Architectural plans will go from $3,000 – $5,000 dependant on complexity.

Want to figure out a custom price for your own extension project? Check out this free to use House Extensions Cost Calculator (NZ) developed by Superior Renovations.

Cost of Two storey House Extensions in Auckland

What about two-story extensions?

If both storeys are the same size, a generally-accepted rule is to add 50% extra to the build cost of a single storey house extension.

$150,000 + 50% = $225,000

Add 20% for professional fees and GST (15%).

Don’t forget about windows, finishings and fixtures when you’re pricing your house extension, Make sure you include these in your planning and cost estimates. If you don’t, you could be in for a surprise when the final invoice comes.

Planning a house extension is a big job that can seem daunting, especially with so many things to think about. It’s best to start with figuring out the cost. Once you’ve got a rough idea of how much your extension will cost, you can move forward with everything else.

There are other places to start, of course. But the best place to start will always be with a general cost calculation.

General Process for House Extensions NZ

  1. Initial enquiry to a construction/renovation company
  2. Feasibility study to be carried out by an architect
  3. Pre-construction costs are proposed
  4. Client agrees to initial costs
  5. On-site meeting with client along with architect and builder
  6. Draft architectural plans are drafted and briefed to client
  7. Final architectural plans are submitted for consent
  8. Consent approved
  9. Quote/proposal/specs are generated by builder based on approved plans
  10. Awaiting client approval
  11. Building contract signing process
  12. Initial deposit received
  13. Construction start date (as estimated finish date) is confirmed

Read more…

Renovations that need building consent in Auckland

 

Example of a full interior renovation which included: New gib board, redesign of the staircase, installation of glass balustrades, new chandelier, new carpet installation and replacing all lights to LED

Renovations Costs NZ per Square Meter

Different types of renovation costs NZ per square meter made in different areas of Auckland have ranged from $1,800 to $2,500

The interior part takes almost $41,000 and it might range up to $100,000 depending upon the client’s requirements. If you are looking to make some renovation in your Bathroom, then the necessary changes will cost you at least $10,000 and the price will increase with a more attractive renovation. This was just a small cost guideline according to the different renovation rates available in Auckland.

Renovation costs in Auckland as per Square Meter

If you are having a thought of the cost of renovating your place as per square meter, you can follow the guide mentioned above. Although the figures mentioned above for renovation costs NZ per square meter are not exact. They are just an estimate for you to consider your renovation area according to your budget. In the beginning, $1,800 square meter is the cheapest renovating cost. The average cost is 2,500 per square meter. Anything that is over $ 3,000-meter square is undoubtedly a prohibitive renovating price.

Superior-Renovations-Auckland-1-1000-1, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Superior Renovations

 

Average Home Renovation Costs Guide

See below on the break-down of house renovation costs:

TYPE OF HOUSE RENOVATION COSTS COST RANGE
Renovation Architect Cost $2,000 – $6,000
Surveyor / Engineer $1,500 – $4,000
Heat pump $1,500 – $3,500
Renovation Management $1,200 – $3,000
Electrical $2,200 – $4,400
Plumbing $2,700 – $4,200
Builder $15,000 – $25,000
Joinery (windows) $4,000 – $7,000
Insulation $1,000 – $3,600
Roof $4,400 – $9,600
Interior Renovation costs $41,000 to well over $100,000
Renovation Costs Bathroom Starting at only $7,500 for a basic upgrade with an average spend of $12,000 – $19,000 and well over $25,000 for a full redesign.
Renovations Costs for Kitchen Ranging from $13,000 to $22,000 for average size, $22,000 – $28,000 mid-size and $28,000 + for high end designer kitchens.
House Extension cost $100,000 +
Recladding cost $150,000 +

 

IMG_0866-1000, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Renovated Bathroom

Renovation-Massey-West-Auckland-4, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Kitchen and House Renovation

Is a home renovation worth it?

People are confused if renovating their property will increase its value or not. Let us assure you that if you are a resident of Auckland, then renovation is the best way to increase your property’s value and beauty.

This is the reason that the knowledge regarding Home renovation Auckland is very essential. The best way to pursue is that you should overestimate the budget for renovation and set the sale priceless. This will let you make a proper price and profit analysis.

Whether you intend to modernise an old kitchen or enhance your outdoor space by adding a deck to your home, your first step when planning a renovation will be figuring out the cost, work and time involved in the project.

So here are a few tips to help you get off to a good start for your home renovation.

  • Do you research, figure out what you want

You should have a clear idea of what you want before you start getting quotes and choosing materials. If you know you want to redo your bathroom, but aren’t sure what style you want, you can get inspiration from home improvement and design magazines or use Pinterest to find creative ideas and bookmark them for later.

  • Make a detailed plan

Creating a detailed renovation plan is essential to the success of your renovation project, and while your renovation company can certainly help with this, there are some things you’ll need to decide on beforehand, including your budget and preferred materials and finishes.

  • Allow plenty of time for your renovation

Home Renovation projects in Auckland can often end up taking a lot longer than anticipated, so you should allow plenty of time for unexpected delays. Planning in more time than you think you’ll need to prevent unnecessary stress when things move more slowly than anticipated.

  • Make sure you have considered all your options

It’s best to get advice and proposals from a few different renovation companies in Auckland before making a final decision so you can compare them and make sure you are making an informed decision. Of course, high-quality materials cost more and skilled contractors often charge more than less experienced ones, so check the contractor’s reputation, ask plenty of questions and look for hidden fees.

The key to renovating your Auckland Home beautifully yet inexpensively is to devise a goal for yourself, and paint an entire picture of what you want and then step by step renovate each part of your house with the guide of a trusted renovation company – they’ll be able to guide you through the process by giving you sound advice to avoid costly mistakes.

What should I look for when choosing a renovation company?

Don’t get distracted by flashy websites, and nicely designed vehicles –  the right renovation company only needs to have experience, resources, organizational skills and a genuine interest in helping you renovate your dream home, see below on what you should look for.

Here are the top 5 things Aucklanders should be looking for in a potential renovator:

  1. An impressive portfolio of past projects – Check for case studies and details of the renovation (specifications) and ask a lot of questions. Another reason why you want to choose a company with an impressive portfolio of past projects is that a company that has done a lot of renovations, would have also been through a lot lessons/mistakes along the way that you can avoid.
  2. A proven track record with projects of similar scale and detail – Make sure you choose company that has done work that is similiar if not the same as what you’re looking for. The mistake most people make is choosing a company that does everything, but an expert in nothing.
  3. Great communication – Clues are in their online reviews (unsolicited) and video testimonials (if any, not all companies have this and it’s not easy to get raving clients). Ask for details of past clients who are happy to be called and interview them, if a company can’t provide you a list of at least 5 – there may be red flags.
  4. Excellent organisational skills – This may be a bit difficult to judge, but it’s in the details such as:
    1. What was their sales process like? was it systemised?
    2. How was their follow up and their initiative?
    3. How well did the booking go with the office team?
    4. Was there a clear indication of next steps?
    5. How accurate was their proposal based on your requirements?
  5. Great real customer testimonials, and not from their website: Google them, visit other pages besides their website,  and check out their Facebook reviews/posts ( are there any negative comments?)
  6. Make sure they are affiliated with reputable suppliers: Make sure you know where they are getting their supply from to ensure you’re getting good quality fittings installed, and you’re also backed by independent product warranties.

 


Renovation Cost Calculators

Due to popular requests for ball park figures, which is a fair request for those who are considering renovating or are just researching – we’ve put together 3 cost calculators (built in-house) to help.

 


Further Resources for your home renovation

  1. Ideas for Kitchen renovations in our kitchen renovation gallery for kitchens we have renovated in Auckland
  2. Ideas for Bathroom renovations in our bathroom renovation gallery for bathrooms we have renovated in Auckland
  3. Featured projects and Client stories to see specifications on some of the projects.
  4. Real client stories from Auckland

 


Frequently Asked Questions

Will I have a choice of fixtures and fittings and can I supply them myself?

Absolutely – if you would like to purchase anything directly and provide it for installation at the appropriate time then we have no objections to this but we always suggest clients to choose our suppliers for a number of reasons, we’re confident of the quality, we can manage the logistics, trade prices, and any troubleshooting during the renovation is easier since we can direct contact.

Do I need to employ any other trades for the renovation?

Generally an established renovation company will have all their trades setup and a network of suppliers they use and trust. It just makes the renovation a lot less stressful and cost-effective. A house renovation will typically require 8 – 10 different trades and if any of which are unreliable they will affect all other trades involved. For this reason we are reluctant to carry out a renovation if a customer wishes to employ trades separately.

All the builders I’ve spoken to say they can do my Job. What makes Superior Renovations different?

Yes, there are many builders out there today, but Superior Renovations are not just builders. We specialise in Home Renovations, and that is important when transforming existing properties into modern contemporary homes – our service isn’t limited to renovation but we also take care of the design process, consultation process with architects, consents and supplier communication/logistics.

How long does a kitchen renovation take?

Generally a kitchen renovation will be between 5-6 weeks from date of demolition and this assumes design is finalised and parts have been manufactured (not including splash back which takes additional time for manufacturing)

How long does bathroom renovation take?

Generally a bathroom renovation will between 3-4 week from date of demolition, however will be longer if it involves consent.

How to plan house renovation?

Work out exactly what you’re getting done first and receive a detailed scope of works from your renovation company. Once this is received, then you know what you need to consider – check lists are very helpful to simply the process otherwise it does become overwhelming. You’ll find plenty of check lists online (eg how to choosing a builder), also check out Superior Renovations E-book (plenty in there for you to use).

How long does house renovation take?

Normally full house renovations would take between 3-6 months dependant on the scope of the renovation, complexity and size of the renovation.

How much to spend on full house renovation?

The average spend for a full house renovation in Auckland (including bathrooms and kitchen) is between $80,000 - $160,000 dependant on the size of home, building requirements, choice of products/fittings and a number of factors.

Do I need a building consent for my renovation?

If you are carrying out building work you may need to apply for a building consent. Here are some examples of work that requires consent: Any structural building including new buildings, additions, alterations, accessory buildings (sheds), and re-piling Changes to original plumbing and drainage Site works for a building Retaining walls higher than 1.5 metres, or retaining walls with a building or driveway near the top Fences higher than 2.5 metres and any swimming pool fence Swimming pools Decks more than 1.5 metres from ground level If in doubt we recommend you ring your local council and discuss your project with them.

Need more information?

Take advantage of our FREE Complete Home Renovation Guide (48 pages), whether you’re already renovating or in the process of deciding to renovate, it’s not an easy process, this guide which includes a free 100+ point check list – will help you avoid costly mistakes.

Download Free Renovation Guide (PDF)

 

Related queries: 

How much does it cost to renovate a house NZ?
How much should I spend on renovations?
How much do renovations add to house value?
What does it cost to renovate a house?
How much does it cost to renovate in Auckland?
How much does it cost to completely renovate a house?
Renovation costs nz per square metre

Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Kitchen Renovation & Bathroom Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

House Renovation

Cost to build a new garage in Auckland – Superior Renovations®

In New Zealand, 92% of households have at least one vehicle according to One Roofs (2019) research so it’s not a surprise that most home buyers and renters are looking for property that has a garage. Does it actually add any value to the property? Not as much as people think but in short, it adds 2-3% to the sale price of the house – however it’s different for all locations (eg it will be perceived as more valuable in an area like Central Auckland, people are paying $50,000 to $75,000 just for a car park)

In many locations, prices for properties with garages were in line with median values – in other words having a garage is the normal market expectation,” says says Valocity’s director of valuation, James Wilson.

This trend of having a garage is also reflected in the new builds in recent years with the majority having an internal garage. Today 87 percent of garages are internal (known as under main roof, or UMR in council parlance) in Auckland.

In our recent blog on converting a garage to a granny flat, we’ve found that it’s not limited to just using it to store a vehicle, here are some examples of other uses:

  • Work from the home area/ office
  • Gym area
  • Gaming/Entertainment area
  • Hobby room
  • Storage
  • Laundry
  • Workshop

If converted, it can also be used as an extra bedroom or 2nd dwelling, or to be rented out for extra income. The options are endless hence why it’s a popular demand for most home buyers/renters.

There are of course a lot of different options to consider when you’re building a garage as such, internal garage, detached garage, materials, extra facilities and size. A custom built garage can start from $40,000 (low end) up to $100,000 for a high end garage.

Are there cheaper options to get a new garage?

There are cheaper options such as kit-set garages constructed from Aluminium and Galvanized steel that starts from $4,000 up to $10,000 (comes unassembled) from sites such as Trade Tested.

 

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Image from Trade Tested: https://www.tradetested.co.nz/sheds-carports/garages/single-garage-4-4m-x-7-2m-widespan-ironsand.html

This doesn’t include installation costs, foundation works, consents, and custom work required. Any building above 10 sqm with all four sides enclosed requires consent and the cost of consent can vary dependant on where you’re located. However on their website, it does say that it comes with come with assembly instructions, Specifications and diagrams.

Here’s an example – https://www.tradetested.co.nz/sheds-carports/garages/single-garage-4-4m-x-7-2m-widespan-ironsand.html

 

In this article, we explore options about building a new garage from scratch at three different price points. Keeping in mind that this is only to be used as a guide for research purposes.

What factors determine the cost of building a garage?

The size of the garage

You can actually build any size garage you want if it’s detached, and if you are legally allowed. With that said, there are standard size garages that most homes adhere to which are:

  • Double garage: 6m x 6m with a 5.2m door width
  • Single Garage: 3.4m (wide)  x 5.8m with a 2.6m door width

Dependant on the size of the garage, this affects the cost in terms of labour and material costs. In most newly built homes in Auckland, a single garage is smaller in length than a double garage and this is due to size constraints of the block of land the house is built on.

Excavation and Site Preparation

Like any build, preparing the site prior to construction is an essential part of the project. It’s very difficult to give an estimate for this because it varies for every property dependant on the current condition of the ground, whether levelling is required, foundation work, amount of demolition work, and clearing/landscaping work required.

 

Foundation

If you’re building a detached garage or extending your home to build a garage, then no doubt foundation will be required prior to the build and it’s normally slab foundation in most cases. It will also be required if you’re extending from your existing house to build the new garage.

 

Walls for the garage

After the framing of the garage is complete, you’ll need to consider what you want for the garage walls such as if you want insulation, have it covered up with gib, or leave it as a frame (which is fine if you’re just using it for storage). Basic dry wall for an interior costs around $750 to $1,500, while insulation for new construction costs about $500, assuming it’s pink batt insulation.

plastering-house-2, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

cost of building new garage

Exterior material of the garage

Once of the framing is done, you’ll also need to decide what material you want for the outside of the garage; and it really depends on what is important to you, whether it’ costs, or appearance (to match the house) or longevity.

Typical materials for siding and trim for a garage include:

  • Aluminum
  • Fiber cement
  • Vinyl
  • Stucco
  • Wood

 

Roof type for the garage

Like the choice of material for the exterior of the garage, your choice of material for the roof also depends on what is important to you. The most common choice for homes is asphalt shingle but this is not the case for garages. For most Auckland garages, aluminum is the most popular choice due to durability and being cost effective.

Typical materials for garage roof:

  • Metal from $50 per square metre
  • Membrane from $75 per square metre
  • Concrete and clay from $60 per square metre
  • Slate from $200 per square metre
  • Copper from $250 per square metre
  • Asphalt from $60 per square metre

 

Utilities

It’s common to have electricity running to the garage, which provides for wiring the garage door opener, installing lights, and at least one electrical outlet. However in addition to this, you may also want to have water running in the garage. All these additional features will require consent, if you’re building a garage that includes living space (2nd dwelling) then you’ll also require resource consent. You will pay between $60 and $90 an hour for an electrician when building your garage and expect the wiring to take anywhere from 4 to 16 hours, depending on the scope of the job and if excavation is required, expect a total of $240 to $1,440 in electrical work.

 

Flooring

Most garages in Auckland are concrete slab foundation but you also have an option to put in industrial carpet (for a Single garage – $500 – $700 & Double garage – $1,000 – $1,300) which is becoming a lot more common especially if you’re planning on using the space for other purposes (besides parking the vehicle). You can also look at sealing the concrete flab foundation or coat it in epoxy to help it last longer, at a rate of around $600.

Garage-Images, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Image credit: https://carpetcourt.nz/faq-garage-carpet/

 

Important Design Principles for Garages

These are design principles communicated by the Auckland Council, your architect will be aware of this when they’re drafting up plans for consent but it’s something to keep in mind if you’re still researching and deciding whether to build a new garage or not. For the full document by Auckland Council, visit  http://content.aucklanddesignmanual.co.nz/regulations/design-for-the-rules/Documents/Design_Element_R3-Garages.pdf

  • R 3.1 Garage doors should generally be set back a minimum of 0.5m from the front facade of the house. This helps make the habitable rooms of a house more visually prominent than the garage.
  • R 3.2 A garage should be no more than half the width of the street elevation of the house. This design principle also applies to shared driveways serving more than 10 dwellings if the principal pedestrian entrance to dwellings is accessed from the driveway.
  • R 3.3 Garage doors should be setback a minimum of 5m from a site’s front boundary, this ensures that any car parked in front of the garage does not hang over the public footpath.
  • R 3.4 Large garage doors can present a visually blank frontage when viewed from the street. Consider ways in which the design of garage doors can provide visual interest while remaining in keeping with the design and character of the dwelling. This could include dividing double garage doors into two single garage doors, and/or the use of various design elements such as windows, smaller scale panels and changes in materials or colour.
  • R 3.5 For developments involving multiple dwellings, consider providing vehicle access from a rear service lane, this avoids creating a series of garages and vehicle crossings on to the street.
  • R 3.6 Maintain clear visibility to the road and footpath from driveways. This ensures vehicles exiting a site are able to see passing pedestrians, including children. Keeping fencing low or visually transparent near the driveway can help with this.
  • R 3.7 It is recommended that at least 50% of the front yard must be landscaped and separate from vehicle areas.

How much does it cost to build a garage on a basic budget? 

For the basic garage, the average build cost is $35,000 which includes timber framing, foundation, roofing, manual garage door, and aluminium exterior. You’ll be a single bay garage within this price range, however 2 bay garages can be achieved dependant on choice of material.

 

How much will it cost to build a garage on a mid-range budget? 

For a mid-range garage, the average build cost is $50,000 which includes a double garage, seal concrete floor, plasterboard walls, automated garage door, electricity and maybe running water. Some clients will also choose have plasterboard put on top to form a ceiling, but it all depends on your needs – without it means you could utilise that space as storage.

 

How much will it cost to build a high-end garage? 

For a high-end garage, the average build can start at $60,000 and then go up from there dependant on added amenities. With this price range, you’ll be able to get more parking spots, added space for office, bathroom, storage and it will be powered.  The flooring could be a combination of garage carpet or polished concrete, the options available become a lot more at this price range. You’ll also have more choice with the material of the roof, exterior and garage door.

 

Garage Type

Average Cost

Basic Garage $35,000
Mid-Range Garage $50,000
High-End Garage $60,000 +

 

 


New Garage Cost Calculator

Have you tried our new garage cost calculator? this might help you give you a better idea of cost, check it out here.


How about the cost of building an attached garage?

For an attached garage, we would normally classify it as an extension and there are more factors to consider due to changes to be made to an existing property. The cost of an attached garage, or if you’re converting an existing space to a garage can go from $60,000 – $100,000 +

 

Garage Door Costs

While there are double garage doors, which uncover both cars at once, it is more common to have one door for each vehicle stored in the garage so that each has its own access.

Garage doors come in several materials, each of which has attributes to consider:

Door material

Cost for single door

Vinyl $500 – $800
Aluminium $750 – $1,500
Fiberglass $1,050 – $2,150
Wood $1,250 – $2,600
Steel $1,400 – $2,100

 

Garage Door Opener Costs

The price of a garage door opener varies depending on the model, but you can expect to pay between $300 and $500 supply and installed.

 

General Garage Building Process

Keeping in mind that this is just a basic process, every project is different and comes with it’s own challenges and there are a vast range of variables based on each and every clients needs.

  1. The ground is cleared and levelled
  2. Pouring of concrete to form foundation slab
  3. A frame is laid, and the walls and roof are erected
  4. The interior frames are put up (if any)
  5. Roof is put up to minimise chances of moisture ingress
  6. Exterior cladding is to be done
  7. Installing of insulation
  8. Electrical work is carried out
  9. Plasterboard is put up against the walls (or left bare)
  10. Shelving or storage units may be installed
  11. Flooring is done (either sealing the concrete or putting in garage carpet)
  12. If there is no driveway currently, one will be constructed, and the new garage doors will be installed and hooked up.
  13. Any windows will also be installed.

 

Attached vs Detached Garage

There are big differences between the two and one involves alterations to an existing property – and requires the old structure to connect with the new, so the level of complexity in an attached garage is a lot higher than a detached garaged. But in saying that, most people prefer an attached garage because of the convenience of not having to go outside.

However, the benefits of a detached garage (other than being more cost-effective) is that there won’t be any exhaust fumes going into the home. The decision all comes down to personal preference (what you plan to use the garage for) and your property (what can and can’t be done). There isn’t really a straightforward answer to this question of one or another.

 

What are the current trends in Garages?

  • Battery Backup – Garage doors run on electricity. If the power goes out, you won’t be able to open the garage door – so a backup battery system can help, and not only for the garage but for the house.
  • Exterior Lighting – If you have an outdoor area or space, it is a good idea to look at installing outdoor lighting around the garage to utilise the space around it.
  • Gutters and water tanks – Your new garage should have the same gutters as the rest of your home to direct rainwater away from the structure but you can also consider using this to collect water into a water tank – and this can be used for gardening.
  • Office/ Gym – Garages are not only used for cars, but if the space allows, creating a separate space as an office/ gym has been quite popular in recent years.
  • Workshop Area – Garages can be used for many things, including workspaces. So when you’re building your garage, have a think about storage and the equipment you own.

Additional Considerations and Costs

Adding a garage to your property typically has a return on investment of 60% to 80%.

If your workplace uses flammable items in the garage, keep in mind that there is a danger of fire for not only the garage but your entire home. This risk is lowered for detached garages.

Consents are required for detached garages over 10sqm, and is required for attached garage. Resource consent may be required as well is it’s going to be an additional dwelling. Please check with Auckland council or consult with an architect to ensure you’re building within the regulations.

 

A few more important things to know when building a garage

 

Make sure you talk to a project manager and an architect

So you understand your regions regulations and zoning laws, it’s different for all regions, but it would give you an idea of what can be done as a starting point.

Decide if you want an attached or detached garage

There is a big difference between the 2, the process/cost for each is also vastly different – once you’ve spoken to an architect to see what can be done, and what the challenges are (from the builder), from there you can generally make an informed decision.

Make a choice between a single and double garage

You’ll need to decide how big you want the garage if the space allows, this decision is made before any plans are done otherwise you’ll be making unnecessary changes along the way.

Plan your driveway carefully

If you already have a carport, your current driveway may be sufficient. If you don’t, and you need to build a driveway to the new garage – you’ll need to make sure there is enough space and allowance (with the boundary) that it will be permitted. Check this first before deciding where to build the garage.

Think about the design

It’s not something people think about when it comes to building a garage, but it does take up quite a bit of space, so making sure it’s consistent with the current look of your house, and keeping in mind the street appeal is still important.

Be clear on how much you’re willing to spend

Like any renovation or build, it’s very easy to get carried away especially with unnecessary features/ amenities that you didn’t originally planned for. So have a fixed budget in mind for your build and work within that budget, then decision making becomes a whole lot easier.


New Garage Cost Calculator

Have you tried our new garage cost calculator? this might help you give you a better idea of cost, check it out here. Cost to build a garage calculator nz


 

To conclude

If you’re thinking about building a garage, preparing and planning is very important and this includes choosing the right company to carry it out. Budget blow outs happen in projects that are either not properly managed, budget not made clear from the start, choosing the wrong materials, not having a contingency budget for unforeseen expenses, or not anticipating an expense. Like all renovations, it’s very easy to overspend when there’s such a wide range of options and price ranges – but being clear from the start and having a plan to work within will help making decision making during the project a whole lot easier. Lastly, as you’ve read in the article, there are many variations and factors that come into play when building a garage so make sure you negotiate a fixed price contract with your builder/renovation company to ensure no surprises – and be clear on what is not included so this is built into your budget.

 

Please note: Whilst all information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact on the accuracy of the information. The information may change without notice and Superior Renovations is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.

 

To wrap up

How much does it cost to build an attached garage?

The average cost to build a two-car garage in Auckland is around $50,000 – $100,000 +

Does a new garage add value to the property?

Yes, based on sales prices with and without a garage, on average there is a 2-3% increase but it varies in different regions.

How much does it cost to build a single detached garage?

The average cost for a garage this size is around $35,000.

What insulation should I use for garage walls?

We would recommend pink batts as it’s commonly used in most Auckland homes.


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

 


 

References:

House Renovation

What Renovations Need Building Consent In Auckland?

If you’re thinking of renovating and have been doing some research, then there no doubt that the term “building consent” has come up once or twice. Most people would try to avoid renovations that require building consent, and builders/renovation companies are guilty of this as well for a number of reasons such as:

  • It’s too complicated dealing with the council
  • It might uncover more things that need to be done
  • Building consent related works sounds too expensive
  • It will create unnecessary issues during the project
  • It will create unnecessary delay
  • And the list goes on

However, it’s not all true – we will generally weigh up both sides (with and without consent) and draft up an action plan with scope of works that reflect both. The deciding factor really comes down to matching the scope of works (client’s requirements) with their budget; and whether that requires building consent or not – we manage the process for the client.

Building Consent applications needs to be included project documentation and specifications which identify the compliance path used for each aspect of building performance, with evidence to show how that will be achieved.

If you are renovating, always do your own research into what requires consent – you may find that different builders have different opinions on the situation, and may make suggestions that favour them.

We suggest looking at the following Government sites for up to date information:

  • Building.govt.nz
  • Aucklandcouncil.govt.nz
  • And legislation.govt.nz

So, what renovations require building consent?

Have a look at the list below (put together by the team at lodge.co.nz)

Renovation Consent needed? Licensed Building Practitioner (LBP) needed?
KITCHEN
New cabinetry No No
New sink and tapware No Only if you’re modifying the set up of the plumbing and/or drainage.
Stove/cooktop install No Yes, regardless of whether you use gas or electricity.
New rangehood install No Yes (electrician)
Removing a wall to modify kitchen size Yes Yes
New counter and/or splashback No No
Re-flooring kitchen No No
BATHROOM
New sink and tapware No Only if you’re modifying the set up of the plumbing and/or drainage.
Shower/bath install (including re-tiling shower) No Only if you’re modifying the set up of the plumbing and/or drainage.
Removing a wall to modify bathroom size Yes Yes
Installing new vanity and cabinets No No
Re-flooring bathroom No No
Installing an extractor fan and/or heat lamp No Yes (electrician)
INTERIOR
Repainting No No
Adding new lights No No
Adding new powerpoints No Yes
Recarpeting/flooring No No, but we recommend using a professional to install it
Re-gibbing walls No, unless they are part of an exterior wall No
Insulating interior walls No No
Insulation exterior facing walls Yes Yes
Removing/adding a wall to modify room size Yes, if a structural wall is being removed Yes
Adding a new room Yes Yes
Installing a woodburner or air-conditioning system Yes Yes
EXTERIOR
Re-roof home Yes Yes
Replace external cladding Yes Yes
Repainting cladding No No, but you will need to use scaffolding on anything high enough to present a fall risk
Add a deck Yes, if over 1.5m high Yes, if over 1.5m high
Replace fence No, unless over 2.5m high No, unless over 2.5m high
New driveway No, unless it differs from the council blueprints No
Building an ancillary dwelling (i.e. a granny flat) Yes Yes
Converting a garage into a room Yes Yes
New shed Yes, if greater than 10m2 in floor area Yes, if greater than 10m2 in floor area
Swimming pool and fence Yes Yes
Retaining wall No, unless higher than 1.5m No, unless higher than 1.5m
Garden trellis No, unless over 2.5m high No
Exterior home maintenance (e.g. replacing a weatherboard or piece of spouting) No No

 

How much does it cost for the building consent?

Check out the table below from Auckland City Council, it is subject to change so please check it directly from their website for the most up to date figures. We’ve put a list of references at the end of this article to guide you to the right page. Please note that all prices at inclusive of GST.

Pre-application meetings

Description Fee
Building consent – standard pre-application meeting $311 (fixed fee)
Building consent – complex pre-application meeting ​$311 processing deposit (additional charges by the hour)
Fire engineering brief meeting ​$311 (limited to 1 hour, hourly rates apply thereafter)

Building applications

Description Processing deposit Inspection deposit Total deposit
Project value up to $1999 $500 $288 $788
Project value $2000 to $4999 $840 $432 $1272
Project value $5000 to $19,999 $1100 $576 $1676
Project value $20,000 to $99,999 $1925 $720 $2645
Project value $100,000 to $499,999 $2775 $1440 $4215
Project value over $500,000 $4620 $1728 $6348

 

Code compliance certificate

Description Total deposit
Project value up to $19,999 $152
Project value $20,000 to $99,999 $355
Project value $100,000 to $499,999 $533
Project value $500,000 and over $853

 

Do you need a building consent for a kitchen and/or bathroom renovation?

When you’re renovating a kitchen or bathroom, whether you need to apply for building consent or not can be a bit tricky, and it’s not always so clear – here are some examples of what may require consent, and what doesn’t.

You are unlikely to require a building consent to:

  • re-position or replace sanitary fixtures (e.g. a bath, bidet, wash hand basin, shower or toilet pan) within an existing home bathroom
  • move a toilet pan from a toilet compartment into an adjacent existing bathroom
  • remodel an existing kitchen within the same space, leaving the kitchen sink in the same position
  • move an existing home laundry tub to a new location to an adjacent room
  • relocate or remove an existing hose tap
  • remove a bath with a shower over it, and replace it with a new proprietary shower enclosure and a new bath within the existing bathroom space.

You will need a building consent to:

  • install a tiled wet area shower – as it involves critical building work that is not sanitary plumbing, such as carpentry and installing waterproof membranes
  • move a vanity, bath, and shower within an apartment of a multi-level building – as it may involve new penetrations through a fire separation
  • add a shower, hand basin, and toilet to an ensuite – as these sanitary fixtures are additional to those already existing in the building.

Where sanitary plumbing work could adversely affect the performance of structural elements, such as floor joists or wall framing, this work may require a building consent. You are required to obtain a building consent if the work involves adding an additional sanitary fixture to your house – for example, a new bath, new toilet – where there was not one previously.

 

A building consent is not required for a range of general building repairs, maintenance, and replacement of parts

This information can be found on building.govt.nz – you’ll also find many specific examples on the website that clarifies what is determined as “general” repair, maintenance or replacement.

What the law says

Subject to section 42A of the Building Act, Schedule 1 exempts the following from a building consent:

  1. The repair and maintenance of any component or assembly incorporated in or associated with a building, provided that comparable materials are used.2. Replacement of any component or assembly incorporated in or associated with a building, provided that: (a) a comparable component or assembly is used; and (b) the replacement is in the same position.3. However, subclauses (1) and (2) do not include the following building work:(a) complete or substantial replacement of a specified system; or(b) complete or substantial replacement of any component or assembly contributing to the building’s structural behaviour or fire-safety properties; or

    (c) repair or replacement (other than maintenance) of any component or assembly that has failed to satisfy the provisions of the building code for durability, for example, through a failure to comply with the external moisture requirements of the building code; or

    (d) sanitary plumbing or drainlaying under the Plumbers, Gasfitters, and Drainlayers Act 2006.

What renovations require resource consent?

A resource consent is completely different to a building consent, a resource consent is a formal approval from your council to do something that they haven’t clearly identified in their unitary plan as either permitted or prohibited. Also keep in mind that the unitary plan differs for different zones around Auckland – so make sure you know what rules apply in your zone. Normally your architect/planner will check this as part of their feasibility study, and this is done prior to drafting plans.

You’ll need to apply for resource consent if your renovation includes things like:

  • using or subdividing land
  • taking water
  • discharging contaminants in water, soil or air
  • using or occupying coastal space.

If a proposal/scope of works sits within the Building Controls in the District or Unitary Plan, Resource Consent will often not be necessary.  You can check Auckland’s Unitary Plan here: https://unitaryplanmaps.aucklandcouncil.govt.nz/upviewer/ – but again, we suggest talking to an architect or planner if you’re not familiar with interpreting the plans.

If you don’t need resource consent but want confirmation, a council can issue a certificate of compliance for permitted activities. This confirms that the activity is lawfully established in relation to the Resource Management Act. However, you may still need a building consent or need to meet our district requirements.

Talking to your local building consent authority (BCA) is also a good idea. If the scope of what you are planning is slightly beyond the exemption listed in on their website, for example, the BCA has discretion as to whether or not it will require a building consent.

 

We hope this article has helped answer some of your questions, we’ve included all the references below that was used to develop to article so you can read further. If you do have further questions about consents, feel free to let us know by emailing us or by filling in a form – we will then forwarded it onto our Architect to follow up.

 

Please note: Whilst all information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact on the accuracy of the information. The information may change without notice and Superior Renovations is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.

 

To wrap up

How much does it cost for the building consent application?

The cost starts at $788 for projects up to the value of $1999, and $2645 for projects up to $99,999 - the cost is dependant on the value of the project.

Do you need a building consent for a kitchen and/or bathroom renovation?

It's generally not required unless there is going to be alterations to the structure of the building (removal of a wall) or additions to sanitary fixtures.

Where do i find the most up to date information about consents?

We suggest visiting the government websites such as building.govt.nz, aucklandcitycouncil.govt.nz and legislation.govt.nz - main reason is because this information is continually updated. Talk to an architect or a planner will also help because they will be able to interpret the information for you.

Does adding an extra toilet require a building consent?

Yes it does, because you'll be added an extra sanitary fixture that wasn't there before - so you will need to apply for building consent for this.


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

 


 

References:

House Renovation

Advice On Converting Your Garage To A Granny Flat (NZ)

We’ve been getting quite a bit of requests recently about building a sleepout, extending the house, adding another level and converting a garage to a new living space. So we’ve put together this article to answer a few questions, and to provide some advice to those exploring this idea.

Life doesn’t always remain constant this applies to our needs as well! If you’re planning on converting your garage into living space, then it’s likely that your needs have shifted. Moving may not be an option for a number of reasons, you love your location, love your home, buying a new home is too expensive, and it’s probably not the best time in the market to sell.

Converting your garage into a new living space is not a simple and easy decision and there is quite a bit to think about to ensure you’re making the right decision. This is part of the reason why we created this article to explore some of those questions, so you can make an informed decision.

With our circumstances continually changing, our needs and desires evolve. But that doesn’t mean we have to get rid of the things that are of little or no use to us temporarily. When you bought the house, no doubt you would have thought about it long and hard until you found the right one, but now you need more space for your growing family or perhaps a space as a home office (the options are endless). So naturally extending your home or converting a space comes to mind, utilizing your garage and converting it into a liveable is one of the more popular options but here are a few things you need to think about.

Is my Garage Suitable to be converted into a Granny Flat?

The first and foremost question is the suitability of the room and whether or not it is capable of conversion. The height of the ceiling from the floor must be more than 2.4 meters; however, while designing a garage most of the time, we tend to keep the roof lower.

Next is the weather resistance of the garage. Originally being an area to park your vehicle, bikes, and store tools, we don’t pay enough attention to the water drainage. If the water drainage of your garage is not up to the standard, then it may risk water ingress and moisture build up.

Is converting the garage into a granny flat the right choice?

Firstly, what is a granny flat? Auckland City council doesn’t have a separate category for granny flat or minor dwelling units, but it simply means any flat that has a kitchen is considered to be a second household unit.

Why you need extra space? do you need a room for your child or parent? Perhaps you’re looking to rent out the un-used space? If you are just seeking extra space (with the kitchen or bathroom), then adding an extension to your home could also be an option.

There could be other reasons for the extra space, and it may not be a granny flat that you’re needing. It is common in new homes to have a media room, study room/office, recreational area, or a game room – all of which is not considered a second household unit.

You need to determine what kind of room you’re looking for, whether it’s an extra household unit, extra bedroom, a study room, or a recreational room – this will determine the scope of works for the architect.

There are multiple ideas available to use spare space. You can convert your garage into following areas:

  • Work from the home area
  • Gym area
  • Gaming area
  • Hobby room
  • Media room or movie theatre
  • Teenager’s room
  • Guestroom
  • Rented out for extra income
  • Home entertainment/bar space

A garage conversion is a place that offers quite a wide range of possibilities and because it’s a existing building/space – it requires less planning and investment compared to a new extension. But before you explore ideas, you need to consult with  an architect to see is there are any limitations.

Other considerations

Here are a few other things to think about as well before you jump into it:

  • Where will you park your vehicle if the garage gets converted into the room?
  • What would the house look like after the transformation?
  • How spacious or large is your garage? Is it worth a conversion or is it just the waste of time, effort and money?
  • Do I require building consent for the garage conversion?

Does a garage conversion require building consent?

You will need to first consult with an architect to carry out a feasibility study which will determine whether it’s even possible to utilise the garage space.  For a basic garage conversion to a living space, you will require building consent because the garage is not considered a habitable space. Bathrooms are allowed if they meet the rules, but you can’t put a kitchen and laundry into a basic conversion.

All the work that needs to be done to convert your garage into a living room must also be done in accordance to the standards set out by the building code. A garage being a non-habitable structure is a Class 7.0 residential outbuilding. So when you decide to transform it into a living room which will be habitable, then it will be reclassified into Class 2.0.

However, if you are thinking about converting your garage into a minor dwelling (second household unit), then you will be both building consent and resource consent. Resource Consent is required to ensure the project meets the provisions of the Resource Management Act, which for buildings are usually covered by the District Plan -or in Auckland, the Unitary Plan…. Building Consents are required to ensure the project meets the provisions of the Building Code. (Reference from Pacific Environments)

If you are living in or near Auckland, then it is important to determine your zone before seeking any permission to convert. The rules might vary according to the zone, and you need to be certain as to what rules apply when it comes to change in the use of a building or the development of an extra dwelling – your architect will be able to help you with this.

The Auckland Unitary Plan has set the ground rules for all kinds of future developments, expansions, and intensifications covering Auckland and the nearby areas. This unitary plan focuses on the rules to control how the areas must develop in the future.

To determine the details about your zone, all you need to do is to go to the Auckland council site and search for your zone. You will find all the details regarding your zone available on the following website: https://unitaryplanmaps.aucklandcouncil.govt.nz/upviewer/

We still highly suggest talking to your architect, or a planner to get the best possible advice. Getting all the information regarding your zone and the building rules that applies to you will help avoid all kinds of future complications and conflicts.

What Features Of Building Code Do I Need To Keep In Mind?

  • Fire Safety: The fire safety feature encourages to take measures regarding fire accidents, including the construction of safe escapes and installation of smoke alarms.
  • Energy efficiency: The use of natural resources to provide for comfort is also a clause in the Code. You have to introduce adequate lighting, humidity, and ventilation sources to comply with the requirements.
  • Durability: The durability feature stress that the material needs to be used in the building will stay functional until the estimated life of the building.
  • Sanitary measures: You must have to pay attention to all kinds of sanitary fixtures, including water, gas, and electricity.
  • Moisture prevention: You must have to keep an eye on the drainage system for all kind of penetrating and pouring water.
  • Ceiling height: One of the most crucial factors in building a room is the ideal height of the roof. The height of the living room must not be less than 2.4 meters. If the roof of your garage is lower than 2.4 mark, then you may consider raising the ceiling. Lowering the floor could be an option, but it requires more effort and investment.

If the walls of the garage are made of brick then it will require an additional layer of protection using membrane or the weather-resistant paint. The additional membrane will help provide protection against dampness. You can also opt in stud wall if you’re looking to secure electrical wiring and insulation.

In regards to the floor of the garage, you have to ensure that it has waterproof protection to avoid dampness and water retention. The floor of the garage is mostly commonly made of reinforced concrete, and wouldn’t have any additional protection. There are a variety of products available in the market that can help you with waterproofing the floor.

Another thing to consider is ventilation, you may want to introduce more air flow and ventilation by choosing to install a large window replacing the garage door. The requirements for the natural light in the living room have been pen down in the clause G7 of the Building Code. You can measure your natural light requirements using a lux meter.

The room will also require additional electrical outlets, which most registered eletricians will be able to do. Make sure to Hire a registered electrician because they will need to provide the necessary compliance certificate regarding all the wiring work that has been done – which will be needed when you’re applying for your Code of Compliance Certificate.

You’ll also need to be aware that converting your garage into a habitable room, you will also need to look at issues with the rainwater. Most of the garages use a slanted floor to drive rainwater outside the garage into the drain. But once you decide to convert the garage into the living area, you’ll need to address the water flow issue – perhaps installing additional drains.

Unconsented garage conversions

If garages are converted into living spaces without the appropriate consents and certifications, future owners of the property may have problems insuring the property – even if a pre-sale building inspection identifies no issues.

It may, therefore, be difficult to sell the property – at best, there could be a delay before a sale and purchase agreement becomes unconditional.

We recommend that you advise your clients to contact the council and apply to have any unconsented conversions certified before they list a property. This will save time and stress during the sale process. (Reference from rea.govt.nz)

Converting a garage into an additional dwelling

So you’re still keen on converting your garage to an extra household unit. Various aspects come into play if you are thinking about separate dwelling compared to just converting it to a usable space, an extra dwelling means it includes a new kitchen and bathroom as well. The additional construction will require resource consent and building consent from the Auckland Building Council.

What does converting a garage to a extra house unit mean Financially?

Adding a self contained unit, or ‘granny flat’ to your home can be a cost effective way to provide a home for elderly relatives or older children struggling with rising rent. It can also be a great way for homeowners and investors to generate extra cash flow through rental income and increase the property’s overall value.

With rental yields of anywhere between $200-$600 a week, granny flats can be a great strategy if you’re looking for a long-term return on investment. Not only do they provide a second income, you can also benefit from positive gearing and extra claimables on your depreciation schedule. In an area where rental demand is high, a granny flat can stand out from the competition when it comes to selling. (Referenced from Loan market, 2017)

Attached or detached? 

Your ‘granny flat’ can either be a stand-alone dwelling or an extension of your house (e.g. if you convert your garage or your basement).

Factors To Consider While Opting For a Garage Conversion

Although the garage will work just perfectly with your existing space, you have to make some necessary alterations to make the new room blend in with the rest of the home.

  • Replacement for a garage door: Replacing the large garage door is a must, there are plenty of options available when it comes to door replacement, including a window, wall, or a patio door.
  • Is there enough lighting? Where is it coming from? If the garage already has a window, then replacing the garage door with extra windows will also offer you extra lighting. Even if there is no sufficient source of natural lighting in the room, you can always opt for artificial skylights as well. The lighting choice in the newly converted room depends on your usage of the room.
  • What about the garage floor? Mostly garages are concrete flooring, and if you are planning on using the room as the gaming area or the media room, you can opt for standard carpet or wooden floors. However, if you are thinking about converting your garage into a guest room or granny flat, then your options may lean more towards comfort (eg extra layer of insulation under the carpets)
  • How to utilize the space? If you are planning to convert the garage into a small dwelling or a granny flat, utilising the given space will be important and it’s balance between necessary functions and space. For example, if it’s a small space, it may be better of going for a open plan kitchen, living area and laundry – as opposed to partitioned off.
  • Where to park the car? The consequence of transforming a garage into the habitable living room is the loss of parking area for your car.

An example of a converted garage

garage-conversion, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

What is the cost to build a granny flat (nz) detached?

The cost of building a granny flat detached from the main house can vary quite a bit, and the 3 main factors it comes down to are the size of the build, your region, and the complexity of the build/materials. There are of course cheaper options as opposed to building from scratch such as kit sets or prebuilt granny flats. If you are intending to build from a plan, the average price for a granny flat starts around $90,000 plus GST and can go up to $150,000 mark, plus GST.  

 

How much does it cost to convert a garage into a room?

The cost of building work for converting a garage to a room can average around $1,250 – $1,500 per square metre not including the cost of architect fees, building/resource consent fees, escavation and engineer fees. Typical garage conversion to room (30m2) will range from $37,500 – $45,000.

 

How much does it cost to convert a garage to a granny flat?

The cost of building work for converting a garage space to a granny flat which includes a new kitchen and bathroom ranges from $1,750 – $2,150 per square metre not including the cost of architect fees, building/resource consent fees, escavation and engineer fees. Typical garage conversion to granny flat (30m2)  will range from $52,500 – $64,500.  A minor dwelling can cost up to $20,000 in plans, consents, and development contributions and connections before any building work takes place.

If you’re still deciding what to do with the unused space, make sure to consult with professionals (architects, builders/project managers, and financial advisors) as well to get different perspectives on the situation so you can make an informed decision that will benefit you in the long term.

 

References

 

Please note: Whilst all information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact on the accuracy of the information. The information may change without notice and Superior Renovations is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.

 

To wrap up

How much does it cost to convert a garage into a room?

Typical garage conversion to room (30m2) will range from $37,500 – $45,000.

How much does it cost to convert a garage to a granny flat?

Typical garage conversion to granny flat (30m2) will range from $52,500 – $64,500.

Do I need building consent for converting my garage to a granny flat?

You will need to apply for building consent if you're converting your garage to a room, if you're converting it to a minor dwelling (with kitchen and bathroom) then you will also need to apply for resource consent.

 


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

Spam Prevention:

 

 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

House Renovation

Guide to Renovating Rental/Investment Properties in New Zealand

SRR_9265-1000, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Are you trying to make up your mind about renovating your property or make improvements in advance before a new tenant moves in? or perhaps your renovating to increase the equity in preparation for selling?

When it comes to property investment, it is recommended you review your finances from time to time. Refinancing, at a better mortgage rate could help achieve a higher return. You may also want to contact your accountant or tax specialist to see if you qualify for any or further tax benefits.

Should I be spending money to renovate my rental properties, is it worth it?

In this article, I help you understand the maths behind improving your property and why undertaking renovations on your rental property could be financially beneficial, but also why you shouldn’t be renovating as well.

Some rental owners think that renovating their property isn’t financially worthwhile.

Common views from rental/investment property owners:

  • It is just a rental property. Even if I put in new fixtures and chattels in it, they will wear out anyway. Why bother?
  • I don’t understand much about the renovation. I’m not certain about where to begin or whom to talk to so it’s a bit of a risky investment.
  • If I make improvements in my rental property, it will be even better than our own home!

These are all valid points and not wrong to some extent, however we’re going to dig deeper to see what the data says. We will also address some of these questions in this article and hopefully provide you with enough information to make an informed/data driven decision that ultimately puts you financially better off.

SRR_9246-1000, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Calculating the potential ROI of your rental property after the renovations

A simple and quick way to do so is to approximate the annual rent increase after renovations are done. Then divide that into the renovation cost.

For instance, imagine you spend $7,000 on making improvements to your kitchen between tenancies. We don’t mean setting up a brand new kitchen, but renovations such as repainting walls and cupboards, new floors, replacing bench top or acquiring a new stove.

Consequently, you can obtain a higher rent, probably about $30 every week.

  • By attracting higher income earning tenants
  • To retain existing tenants with the upgrade (after the increase in rent)

You can determine your return by calculating your yearly rent increase (52 weeks x $30). Then divide your answer into the renovation cost ($7,000). You should get 0.22, and you can multiply this by 100 to get a percentage (22.28%) – and that is your return on investment, which will pay for itself after 3-4 years (assuming you’re not increasing rent further, and you’re not selling).

Real estate investors are always looking for a high return on investment (ROI) when buying rental properties. Higher returns can be achieved and influenced in many ways. Real estate renovation is one of those ways.

Renovated rental units justify a higher rental rate – but it’s important you’re spending on the “right” renovations. There are a couple of other factors behind real estate renovation:

  • To maintain or improve the value of the investment property through necessary repairs or replacements
  • To increase equity
  • Rental property improvements to attract better-qualified tenants
  • Tax advantages
  • Reduced maintenance
  • Lower vacancy rates

 

Five things you need to know before you consider renovating your rental

  1. When undertaking renovations on your investment property, avoid looking at it like it’s your own home, it should be a data-driven decision. What you want for your home is not necessarily what your investment needs to ensure best return.
  2. Create a strict budget and research thoroughly and ensure to create room for contingency for unexpected costs – it is common with renovations – for example, if you’re renovating the bathroom, you may find that there is water damage in the subfloor which is common with the older properties.
  3. Choosing the right renovations should not only increase the property value but also the rent.
  4. Good renovations are “bulletproof” In the long term, a durable renovation will outdo a fancy renovation.
  5. Don’t forget to consult your accountant, finance specialists and local renovation company (project manager) – get all your ducks lined up and make an informed decision based on data.

DSC05478-1000, Kitchen Renovation, Bathroom Renovation, House Renovation Auckland

Renovations that add value in the property

I want to make improvements to my property to add value. To achieve this, I plan to spend $15,000 to paint the interior and replace damaged carpets to increase my property value by $30,000 and similarly raise weekly rent by $30.

Sounds good in theory! But it doesn’t always plan out that way. We can definitely speculate the return on investment, and the increase in rent (but is that what the tenant wants?).


If you are looking to renovate to add value, instead of looking at the “end result” first – begin with focusing on what you are in control of which is choosing what to renovate. By choosing the right renovations to begin with (within your planned budget) backed by data – the end result of the renovations is a given. Rental property owners tend to make the mistake of assuming what they think should justify increase the value or rent, but this subjective thinking leads to making the wrong decisions.  Be careful where you get your advice from as well, everyone seems to have an opinion on what they think you should do to your property.

So we’ve put together a list of renovations that proven to add value and justify increasing rent.

  1. Kitchen renovations

According to Realtor.com, kitchen and bath remodels offer nearly an 85% ROI, making them sound investments whether renting or selling. In lower income locations, renovating the kitchen can be extremely expensive and not worthwhile. However, there are simple kitchen cheats that you can use to ensure kitchen makeovers are cost-effective and still create an appeal. One of these is purchasing second-hand cabinetry online and using stain-block on your old cabinetwork. Perhaps even consider replacing the kitchen cupboards and draws assuming the carcass of the kitchen is still in good condition. For mid to high income locations, a full kitchen renovation is definitely worth considering because it would appeal more to the target audience. But with both options, consider the value of your property and make sure not to overcapitalise.

  1. Street appeal

Although this appears overly simple, re-staining your fence, painting the roof and installing a new letterbox can give your home a new look that appeals to buyers and renters alike. This kind of renovation is best suited during spring when the weather allows you to paint outside, and your paint will dry quickly because of the warm weather. If you’re looking at selling the property, painting the home is the most cost-effective way to give the home a spruce up.

  1. Bathroom renovations

A bathroom renovation is widely considered to increase the value of home significantly and it’s been stated by Business Insider that it can be up to a 70% return on investment. Whether a renovation is structural or simply cosmetic, an attractive bathroom will always appeal to the savvy buyer. But again, the decision to make minor alterations to the bathroom or to fully renovate the bathroom comes down to the location of your property (it would resonate with the target audience, eg Location with mostly growing families would prefer to have a bath), and to ensure you’re not over capitalising. Get the right lighting – Plenty of light is essential for a bathroom, but so is a warm and cosy glow. Check your lighting and see what you can change to make your bathroom appeal to your type of buyer.

  1. Gardening & Landscaping

A smart garden appeals to everyone, and it all narrows down to your audience in the location (families, working professionals, or flatting situations). One thing to note is always go for plants that don’t need much gardening time or maintenance – don’t expect tenants to look after it (if they do, great!). These may be natives that are endemic to your area. Always ensure that your garden’s front lawn is tidy and trimmed. Also, berms ought to follow suit.

  1. Floor Renovations

Carpets in old rentals act as hind outs for various crawling insects, including such as ants. While a carpet can be costly, there are cost-effective options to acquire one.  One of these is purchasing in bulk. You will buy them at a reduced price, and you can use the extra carpets across your multiple rentals.

The most common floor renovation for rentals is converting from Carpets to Laminate flooring for multiple reasons such as:

  • Laminate flooring is much more durable, which means it will last longer then carpets (which leaves marks). After a while, carpet will start to fray and show obvious signs of wear. Although landlords can request for the carpets to be cleaned, it’s not going to stop it from general wear and tear. It’s important to note, landlords cannot get compensation for fair wear and tear, and distressed carpets usually fall into that category.
  • Tenants are becoming more health conscious and carpets are much more prone to attracting and clinging onto dirt, which means they get dirty quickly and need to be cleaned regularly. So it’s preferable to both buyers and tenants that if they’re choosing a property, laminate flooring would be ideal.
  • Laminate flooring is easy to clean and maintain, the process only requires a very moderately damp cloth and a sweep. For a thorough carpet clean, a specialist vacuum and shampoo is required, and it becomes more of a problem when there is spills/stains (which in some cases don’t come out)
  1. Painting

Always seek professional painters to do the job – it seems like something that can be done by yourself but if not done properly, it’s very obvious and visible. Here’s an article that outlines whether you should DIY or Choose a Professional Painter. The most common painting project clients undertake is interior and exterior painting (not so much roof, normally a roof wash is sufficient), or replacing wallpaper to painted walls.  Painting the property is one of the easiest and most cost-effective way to improve the perceived value of the property especially if surfaces look tired – it is also value added to potential buyers and renters. Check out blogs from Superior Painters (North Shore) for more information on painting your rental property.

  1. New curtains and Blinds

Normally something easily forgotten – but it does make a difference. To give your property a refreshing impression before selling or renting it. Installing/purchasing new blinds and curtains can be as low as $2,500 for standard 3 bed home (8 windows).

  1. Call in your mates

While you can have someone to provide their services in your house within a day, you can accomplish the same tasks or even more in much less time with your mates. Besides, you will have more fun doing it together.

  1. Let there be light

Light shades offer decent and stunning looks in your rooms, but they can get pretty dingy after some years. Although it is relatively simple to get a replacement, you can restore their new and fresh look by performing an effective scrub. A common choice we get from home owners and rental property owners is replacing all the lights in the home to LEDs, for the following reasons:

  • LED lighting uses less energy (90% less energy)
  • LED bulbs last much much longer (landlords are responsible for replacing)
  • No need to change the fitting
  • LED bulbs are coming down in price every day!
  • And lastly, LED lighting is the preferred choice for all new builds now

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What is the cost of renovating a rental property?

We need to be certain that the costs of carry out a renovation will be recovered in the long run through increased capital and rental appreciation.

The cost of renovating a rental is different (due to requirements) compared to if you were renovating your own home because:

  • Choice in materials – you’ll lean towards durability and what is cost effective
  • Features and extra amenities will be limited, functionality will be more important
  • Design will not be on top of the list, for example, you would rather choose to go with an acrylic shower base than a full tiled shower/bathroom.
  • Choice in fitting/product supplier will be on the lower end (but still good enough quality to be durable and long term) – although in saying this, taps, shower heads/fittings and mixers, always choose the better quality option over the cheapest.

Here is a break down of costs you can expect to pay for different renovations:

Note: Copied from our article on: How much does it cost to renovation in Auckland for 2019

TYPE OF HOUSE RENOVATION COSTS COST RANGE
Heat pump $1,500 – $3,500
Renovation Management $1,200 – $3,000
Electrical $2,200 – $4,400
Plumbing $2,700 – $4,200
Builder $15,000 – $25,000
Joinery (windows) $4,000 – $7,000
Insulation $1,000 – $3,600
Roof $4,400 – $9,600
Interior Renovation costs $40,000 to well over $100,000 (dependant on size of home and specs)
Renovation Costs Bathroom Starting at only $8,500 for a basic alterations to an average spend of $18,000 – $22,000 for a full bathroom renovation.
Renovations Costs for Kitchen Ranging from $2,000 to $5,000 for minor alterations (changing cupboards and draws) to an average spend of $22,000 – $28,000 for a full kitchen renovation.
House Extension cost $100,000 +
Recladding cost $150,000 +

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Common mistakes made when renovating an investment property

In most cases, the renovation of investment properties is regarded as an unfailing plan that guarantees an increase in rental returns.

While this seems straightforward, the truth is it’s not always the case because when operating in an unstable market, the monetary gains of improving a property may be outweighed by equity loss.

Here some mistakes that are made by renovators of investment property.

  1. Ignoring market trends and audience in the location

Some people who have owned investment properties for over a decade tend to think that they are in an advantageous position to carry out renovations. But what they might not know is the market keeps on changing. Such changes range from interior designs, property value, to tenants’ tastes. Thus, you are likely to miss out on your projected returns by ignoring current market trends. So before renovating your property, undertake research on recent sales of property, analyze current trends in the market, and consult those in the property industry business. A good example is like people leaning more towards properties with LED lighting (as mentioned above).

  1. Failing to monitor the rental market

Monitoring rental markets are often not in the priority list of most property renovators. But property prices keep of changing, and if you don’t monitor their trend, you might be left with vacant properties to fill after prices fall. If you have old properties, you need to keep monitoring the rental market to ensure they remain competitive.

In saying that, if the market is flat lining and not appreciating in value – it might be a good time to renovate to increase it’s value if you are intending to sell/ or increase rent.

  1. Tenants living in the property

If there are tenants residing in the property you are renovating, it will cause rental income loss if they need to move out while renovation works takes place. You may also be responsible for their belongings (storage cost), electrical bill, and water bill.

To avoid all these issues associated with tenants living in the property, make renovations plans in advance and plan out the renovation in stages to minimise loss rent – try to avoid having the tenants move out or do it when they are away on holiday. For example, if you’re renovating the bathroom, hire a porta-loo for them to use for the time being (negotiate a reduction in rent as a compromise as it’s not exactly ideal). Make appropriate scheduling for delivery of renovation tools and materials to minimise issues with the tenants.

  1. Overcapitalising

There are cheap alternatives that smart renovators use to minimize costs while providing added value to their clients. But cheap renovations doesn’t always mean the best return on investment, it may even be detrimental (dependant on the location of the property and the target audience).

You need to recognize the amenities and services that drive tenants’ demands. Some alternatives will drastically minimize cost and end up with a finish that delivers projected value and results.

  1. Refinancing to renovate

You are likely to get into arrangements that don’t pay off, for instance, by extending your home loan to cater for your property improvement. This is because a huge portion of your returns will go into loan payment.

If you must borrow to carry out renovations, you need to be confident that your improvements will bring about higher rental returns. This will help you to evade risky situations of making zero returns, considering the unstableness of the market. We’ve put together an article exactly for this, on how to finance your renovation via loan – courtesy of Linda from Loan Market.

 

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7 questions to ask before starting renovations on your rental property

  1. How will renovation influence my rental returns?

This should be the first question you need to consider before considering any renovation. Understand your reasons for conducting a renovation and what you’re expecting in return financially.

For example, renovating a devastated three-by-two house can increase the weakly rental rate by $50. (at a minimum, always use minimums to determine affordability – not what you think it’s worth) –  Your weekly rental rates might shoot from $320 to $380. In a year, you will realize an extra $2,600.

Remember to be realistic with your estimations and projections. Don’t invest less and expect huge returns.

  1. Repair or replace?

Never replace things that can otherwise be repaired or fixed. Since renovation is an expensive undertaking, you need to save it for those areas that require it.

In case you are working with a limited budget, and you still want to increase your returns, try these:

You can give your kitchen a new look by replacing countertops and handles, and replacing the cabinets/draws. Replace carpets and repaint walls to give the home a new freshness to it and give the impression of it feeling new.

Instead of thinking about replacing your kitchen sink or bathroom vanity, just cut costs by replacing the tapware (makes a bigger impression, if the cabinet is still in good condition)

  1. What you should renovate (important)

Focus on vital and functional areas like the bathroom and kitchen, where tenants are likely to spend much time. Restoring these areas will have a huge impact on the daily living of tenants and rental returns as well. Is renovation vital to tenants?

Not every renovation work is important to your tenants. Some restoration will only enhance the resale value and not the rental value. For instance, a new toilet may appear good in the house; a tenant may regard it as just a toilet.

For your rental property to appeal to tenants, focus on aspects that are regarded highly by tenants. This includes having additional space or room and installing a heating pump for cold seasons.

  1. Which material do you plan to use, and are they practical?

Although maximizing your property’s ROI is vital, you need not compromise on quality. Cheap fixtures and repair materials are prone to wear and tear fast, and you will be called to replace them sooner than you expected (focus on long term return/cost)

Besides, analyze the prices for different materials as they are likely to vary from one hardware store to another. Ensure that the materials you have chosen are suitable for your rental. About renovation materials, think more about their durability and not just costs. You will maximize your ROI by using long-lasting materials and it’s not an area to cut costs.

  1. Is it too little or too much?

You shouldn’t overcapitalize the upgrades. In other words, keep it simple. The majority of the tenant will not bother to know how much that you invested in the renovation. They just want to have it functional so that it can fulfil their needs.

Be flexible in terms of considering cheaper but quality accessories. Also, think about the locality of your rental property and determine whether your upgrades would warrant an increase in rent (is it important to your target audience).

  1. Is it a legal obligation to your tenants?

In New Zealand, rental laws are continually changing. From installing smoke alarms to making sure your property is healthy and safe, you should comply with all the legal obligations about rental properties and focus on these first before any other renovations/alternations.

It is worth noting that all forms of renovations should reflect and conform to the set laws as well – so make sure you’re using companies that are able to provide certificates/warranties. Rent increase also needs to conform to established stipulations. This includes giving advance notice prior to the increase.

We hope this guide has been helpful, and it gives you enough information to make an informed decision about renovating. Do let us know if you have any questions, and we would try our best to answer every question posted. Lastly, don’t forget to share your experience and tips that’s not mentioned here that you think will be valuable to those interested in renovating your rental property.

 

 

Please note: Whilst all information is considered to be true and correct at the date of publication, changes in circumstances after the time of publication may impact on the accuracy of the information. The information may change without notice and Superior Renovations is not in any way liable for the accuracy of any information printed and stored or in any way interpreted and used by a user.

 

To wrap up

Should I renovate my rental property?

Depends on what you’re trying to achieve and what you’re renovating, not all renovations are equal and all delivers different returns on investment – including a number of variables to take in consideration such as location, target audience, financial circumstances, current market trends etc

What renovations can add value to my rental property?

Kitchen renovations, renovations to increase street appeal, bathroom renovations, New Curtains and Blinds, and Lighting are amongst the most common renovations.

What are common renovation mistakes made with rental properties?

Ignoring market trends and audience in the location, Failing to monitor the rental market, Tenants living in the property, Tenants living in the property, and Refinancing to renovate if they can’t afford to.

How will renovation influence my rental returns?

Understand your reasons for conducting a renovation and what you’re expecting in return financially. For example, renovating a devastated three-by-two house can increase the weakly rental rate by $50. (at a minimum, always use minimums to determine affordability – not what you think it’s worth) – Your weekly rental rates might shoot from $320 to $380. In a year, you will realize an extra $2,600.

 


Still have questions unanswered? schedule a no-obligation consultation with the team at Superior Renovations

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WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Kitchen Renovation & Bathroom Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

House Renovation

Superior Renovations Awarded Best Of Houzz 2020 in New Zealand

The Annual People’s Choice Award from the Houzz Community Highlights Home Renovation and Design Professionals with Most Popular Designs and Top Ratings.

Auckland, New Zealand February 18th, 2020 – Superior Renovations has won a “Best Of Houzz” award for Service on Houzz®, the leading platform for home renovation and design. The fast-growing renovation company in Auckland was chosen by the millions of homeowners that comprise the Houzz community from among more than 2.5 million active home building, renovation and design industry professionals.

The Best Of Houzz badge is awarded annually, in three categories: Design, Customer Service and Photography. Design awards honour professionals whose work was the most popular among the Houzz community. Customer Service honours are based on several factors, including a pro’s overall rating on Houzz and client reviews submitted in 2019. Architecture and interior design photographers whose images were most popular are recognised with the Photography award.

This is a HUGE accomplishment as this award is only achieved by the top 3% of professionals with the most 5 star reviews in each market from the previous calendar year. Congratulations!

A “Best Of Houzz 2020” badge will appear on winners’ profiles as a sign of their commitment to excellence. These badges help homeowners identify popular and top-rated home professionals in every metro area on Houzz.

 

“The team here at Superior Renovations is stoked to have received this award, it is a great encouragement to the team, also a testament to the experience clients are receiving from us” from Steven Ngov, General Manager of Superior Renovations

 

“This year’s Best Of Houzz awards go to an incredibly talented and service-oriented group of home renovation and design professionals, and we’re proud to highlight the winners on the Houzz website and app,” said Tony Been, ANZ Managing Director at Houzz.

 

“This award is particularly meaningful as it reflects the sentiment of the millions of homeowners in the Houzz community who are hiring home professionals for their projects across New Zealand and around the world.”

 

Follow Superior Renovations on Houzz

https://www.houzz.co.nz/pro/superiorrenovationsnz/superior-renovations-auckland

 

About Superior Renovations

Superior Renovations is an established and highly recommended house renovation company based in Auckland, New Zealand, offering full house renovation, bathroom renovation and kitchen renovation services. Our renovation projects are all designed in-house by our design team and every project is unique, each individually crafted for the client and their home.

Superior Renovations unique project management system and process allows us to tailor each renovation project personally to you and your budget.

We will go above and beyond every step of the way to help you decide on a renovation plan that is truly for you and your family’s needs. We are here to make your house feel more like home ever before.

Superior Renovations is a mixture of passion, effective results and personalisation, engaging with the best in the construction industry to create an amazing client-focused renovation process. In an ever-changing industry, we’re all about challenging the status quo in providing the best possible service and options to our clients without compromising on quality.

 

Want to know more about Superior Renovations? Simply Google us Superior Renovations and you can see why we’ve been awarded the service award.

 

About Houzz

Houzz is the leading platform for home renovation and design, providing people with everything they need to improve their homes from start to finish – online or from a mobile device. From decorating a small room to building a custom home and everything in between, Houzz connects millions of homeowners, home design enthusiasts and home improvement professionals across the country and around the world. With the largest residential design database in the world and a vibrant community empowered by technology, Houzz is the easiest way for people to find inspiration, get advice, discover products and hire the professionals they need to help turn their ideas into reality. Headquartered in Palo Alto, Calif., Houzz also has international offices in London, Berlin, Sydney, Moscow, Tel Aviv and Tokyo. Houzz is a registered trademark of Houzz Inc. worldwide. For more information, visit houzz.co.nz.


 

WRITTEN BY SUPERIOR RENOVATIONS

Superior Renovations is quickly becoming one of the most recommended Kitchen Renovation & Bathroom Renovation company in Auckland and it all comes down to our friendly approach, straightforward pricing, and transparency. When your Auckland home needs renovation/ remodeling services – Superior Renovation is the team you can count on for high-quality workmanship, efficient progress, and cost-effective solutions.

Get started now by booking a free in-home consultation.

Request Your In-home Consultation 

Or call us on   0800 199 888

www.superiorrenovations.co.nz

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