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

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.

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.

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

Read more…

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.

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

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.

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

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.

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.

Rental Property Upgrade – Before we painted the entire room

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

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.

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.

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.

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

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

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.

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.

Still have questions unanswered?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

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.

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

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

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.

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

Casablanca Orange (Tile Depot, 2020)

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.

Textured tiles in the bathroom (Tile Depot, 2020)

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

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.

Metallic Stone Tile (Tile Depot, 2020)

Metallic Rock Silver Tile (Tile Depot, 2020)

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.

An example of Low-Risk Porcelain tile

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

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

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

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

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

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

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:

• https://tiledepot.co.nz

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.

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)

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

​

Building applications

​Code compliance certificate

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.

Understanding Consent Requirements for Bathroom Renovations in NZ

When you’re planning a bathroom renovation in New Zealand, it’s crucial to determine whether you need consent. According to the guidelines provided by Building.govt.nz and Auckland Council, not all bathroom renovations require consent, but there are specific instances where it is mandatory.

When You Don’t Need Consent

For minor renovations or maintenance that doesn’t affect the structure or weathertightness of your home, you typically don’t need consent. Examples include:

• Replacing old fixtures with new ones (like-for-like replacements).
• Painting, tiling, and other cosmetic changes.
• Installing new cabinetry or vanities, provided they don’t require plumbing changes.

When You Do Need Consent

However, certain renovations do require building consent. These include:

• Structural Changes: If you’re moving walls or altering the structure of your home.
• Plumbing Work: Significant changes to the plumbing system, such as moving a toilet, installing new pipes, or modifying drainage systems.
• Waterproofing: Ensuring the bathroom is properly waterproofed is critical. If your renovation impacts the waterproofing layer, you may need consent.
• Adding Windows or Doors: Changes to the exterior that affect weathertightness

So, do you need consent to renovate your bathroom in NZ? It depends on the scope of your project. For minor cosmetic changes, you’re likely in the clear. However, for more substantial renovations involving structural changes, plumbing, or waterproofing, obtaining the proper consents is essential. Always check with your local council to get specific guidance tailored to your situation.

Do I Need Consent to Renovate Kitchen NZ?

When planning a kitchen renovation in New Zealand, it’s important to determine whether you need building consent. The guidelines from Building.govt.nz and Auckland Council help clarify this.

When You Don’t Need Consent

For minor kitchen renovations that don’t affect the structure or weathertightness of your home, you typically don’t need consent. These include:

• Replacing existing cabinets, countertops, and appliances without altering their locations.
• Painting, tiling, and other non-structural cosmetic changes.
• Installing new fixtures (sinks, taps) in the same positions.

When You Do Need Consent

However, certain types of renovations do require consent. These are:

• Structural Changes: Moving or removing walls, adding windows, or making changes that affect the structure of your home.
• Plumbing and Electrical Work: Significant changes to plumbing or electrical systems, such as installing new pipes, relocating the sink, or adding new electrical outlets.
• Ventilation and Gas Fitting: Installing or altering ventilation systems, or making changes involving gas appliances.
• Waterproofing: If the renovation impacts areas that require waterproofing, such as around sinks or dishwashers.

So, do you need consent to renovate your kitchen in NZ? It largely depends on the scope of your project. Minor cosmetic updates typically don’t need consent, but significant structural, plumbing, electrical, or waterproofing changes do. Always check with your local council to get precise guidance for your specific renovation.

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

References:

• https://www.building.govt.nz/projects-and-consents/planning-a-successful-build/scope-and-design/check-if-you-need-consents/building-consent-exemptions-for-low-risk-work/schedule-1-guidance/part-1-exempted-building-work/1-general/
• https://www.building.govt.nz/projects-and-consents/planning-a-successful-build/scope-and-design/check-if-you-need-consents/
• https://info.lodge.co.nz/home-renovations-101
• http://www.legislation.govt.nz/act/public/2004/0072/latest/whole.html
• https://www.aucklandcouncil.govt.nz/building-and-consents/building-renovation-projects/Pages/kitchen-bathroom-home-renovations.aspx
• https://www.aucklandcouncil.govt.nz/building-and-consents/understanding-building-consents-process/prepare-application/prepare-building-consent-application/Pages/building-control-fees.aspx

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.

Still have questions unanswered?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

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.

If you’re looking for “specific” cost estimates, try our Renovation Cost Calculator Tools

• Bathroom Renovation Cost Calculator
• Kitchen Renovation Cost Calculator
• Reroofing Cost Calculator
• Double Glazing Cost Calculator
• House Extension Cost Calculator
• Custom Kitchen Cabinetry Cost Calculator

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.

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.

2. 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.

3. 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.

4. 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.

5. 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)

6. 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.

7. 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).

8. 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.

9. 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

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

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).

2. 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.

3. 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.

4. 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.

5. 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.

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.

2. 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)

3. 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.

4. 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.

5. 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).

6. 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

If you’re looking for “specific” cost estimates, try our Renovation Cost Calculator Tools

• Bathroom Renovation Cost Calculator
• Kitchen Renovation Cost Calculator
• Reroofing Cost Calculator
• Double Glazing Cost Calculator
• House Extension Cost Calculator
• Custom Kitchen Cabinetry Cost Calculator

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.

Still have questions unanswered?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

Did you know:

• In Auckland, construction and Industrial waste makes up of 85% of rubbish sent to landfills?

• 40% of waste which goes to landfills in Auckland comes from construction waste alone?

• When plasterboard is dumped into a landfill, it converts into methane gas which is a poisonous greenhouse gas?

The year of 2019 and 2020 has witnessed movements across the globe about minimising negative impact that mankind has on the environment. Even if you are not a front runner in this movement, it has affected everyone in some way or the other.

Whether you now choose to bring your own bag to countdown instead of buying a plastic bag or sorting your rubbish and recycling more carefully, this slow but sure change in habits comes from awareness of how our previous practices are just not sustainable for our planet anymore.

The media and government are finding ways of raising awareness about the importance of reducing, reusing and recycling our residential waste, but can we say the same about construction waste? Auckland council estimates that construction waste is the single largest waste stream with up to 40% going directly to landfills. New Zealand has 110 landfill sites with 88 of these sites in Auckland alone.

As a renovation and construction company we were shocked at these numbers and wanted know more about how our waste was contributing to our environment. As we are partnered with Green Gorilla to manage our waste, we decided to contact Phil Yates from the company and understand a bit more about construction waste and its impact on the environment.

Phil Yates, Marketing Manager at Green Gorilla

Phil Yates is the Marketing Manager at Green Gorilla. Apart from being passionate and believing in Green Gorilla’s commitment to sustainability, he also plays a vital role in raising awareness of the detrimental impact that the construction industry in Auckland has on the environment.

https://nz.linkedin.com/in/philyatesnz

Q&A with Phil Yates

Superior Renovations: How much do construction/renovation companies contribute towards the total waste in Auckland?

Phil Yates (Green Gorilla): Auckland Council estimate construction waste is the largest single waste stream, at around 40 percent of total weight going to landfill, this doesn’t include the rubble and concrete that go to clean fill and managed fill sites.

Superior Renovations: Have you seen growth?

Phil Yates (Green Gorilla): The whole industry has been in upward growth and the most recent figures from Statistics New Zealand reflect that. Auckland dominates about 40 percent of all construction work in New Zealand which reached $22.78b in 2018, 7.3 percent more than in 2017.

Non-residential building soared by almost 20 percent to $3.1b in Auckland, eclipsing residential building’s increase of 14 percent to $6.05 billion.

Superior Renovations: Traditionally how was this kind of waste dealt with?

Phil Yates (Green Gorilla): Generally construction and demolition waste is still dumped straight to landfill. This is common across most of NZ. Something to remember is that waste disposal is controlled by each local authority not by government, so there is no obligation or regulation to discourage this behaviour.

Superior Renovations: What impact does this waste have on NZ’s environment?

Phil Yates (Green Gorilla): You only have to look at the recent events on the West Coast of New Zealand where coastal erosion and storm weather exposed landfill and spread waste along the coast. There are 110 known closed dumps around parts of the country that will be exposed to the sea with just a 0.5 metre rise in average sea levels. Auckland has 88 of those sites.

Landfill is not inevitable and by designing out waste, understanding its root causes and re-engineering current processes and practices, we can alleviate its generation.

At every stage of a project, waste reduction strategies also bring financial benefits for all stakeholders and ultimately to all New Zealanders.

Superior Renovations: Are construction companies aware of the role they play in negatively affecting Auckland’s environment?

Phil Yates (Green Gorilla): There is some awareness but generally the message doesn’t seem to as much uptake as befits the issue. There is a massive opportunity for the construction industry to take responsibility and make a major contribution to the well-being of the New Zealand environment.

Superior Renovations: How much waste does Green Gorilla process per annum?

Phil Yates (Green Gorilla): Approx. 163,000 tonnes (2018)

1. How much of this is construction/renovation waste? Approx. 60,000 tonnes per annum (2018)
2. What percent of this waste is recycled? Approx. 79.8% or approx. 47800 tonnes (2018)

Superior Renovations: What are the repercussions of using a landfill for construction waste?

Phil Yates (Green Gorilla): Where to start! Let’s look at plasterboard waste which basically consists of paper and gypsum a non-renewable mineral. Put gypsum into landfill and it will decompose, releasing up to a quarter its weight in hydrogen sulphide which is a major odorous component in a landfill. It poses a potential risk to humans and causes odour problems and complaints by the residents near landfills. The paper in the plasterboard converts to methane gas which is a potent greenhouse gas. That’s just plasterboard!

Superior Renovations: Why do construction companies choose waste disposal companies that are reliant on landfill compared to environmentally sustainable companies? Is it purely the cost or lack of awareness?

Phil Yates (Green Gorilla): There is no one clear answer across the industry. It depends on the construction company management. Sometimes they just don’t care what happens to their waste as long as it’s gone from their site. There could be relationships or agreements with waste service companies that dictate their waste disposal. Or waste diversion services might not be available in their area. Pressure from the end consumer could affect some change of the ‘dump to landfill’ behavior.

We could tell by our conversation so far that awareness was a huge issue with construction waste. The second issue was the attitude towards waste. During construction and renovation, waste was the last of everyone’s worry. The focus was dealing with the renovation and waste was just considered an inevitable by product of the process.

Construction companies were not asking their waste management companies about how their waste was dealt with. This question is however important and needs to be asked. We asked Phil what Green Gorilla’s solution was? What were they doing to manage our waste? Even though green gorilla managed our waste, we were not aware of the extensive measures that they undertook to reduce, reuse and recycle.

Green Gorilla’s Solution to Managing
Construction Waste in a Sustainable way

Their Philosophy is Reduce, Reuse and Recycle

Superior Renovations: Tell me a bit about Green Gorilla

Phil Yates (Green Gorilla): Green Gorilla is the largest non-landfill owning, full-spectrum waste services provider in Auckland. Our aim is to maximise recovery, reuse and recycling of commercial, construction and industrial waste otherwise destined for landfill. Unlike several of our major competitors, we don’t own or operate landfills, which means we are truly focused on the challenge of reducing, reusing and recycling waste.

Superior Renovations: What happens to construction waste at Green Gorilla?

Phil Yates (Green Gorilla): The waste is run through our Construction and Demolition Waste Processing Facility. Here we separate recyclable materials such as timber, plasterboard and metals from landfill waste. Our wood chipping operation, diverts treated and untreated wood for use as biofuel and animal bedding and landscaping product. The plasterboard processing plant successfully separates gypsum for use in horticultural and agricultural sectors. Metals are sent to specialist metal recycling plants for processing.

Superior Renovations: What are some sustainability initiatives Green Gorilla have in place?

Phil Yates (Green Gorilla): We have been operating electric waste trucks and support vehicles since 2017, and firmly believe that being able to operate a significant portion of our services on a zero emissions basis far outweigh the additional cost of the investment. The benefits of these EVs goes beyond our business, our customers and the community.

In addition to our electric vehicle fleet, our waste processing facility is electrically powered, and our material handlers are also electrically driven, being the only ones of this type in New Zealand. Electric power for this facility and our vehicle charging is supplied by Electricity, New Zealand’s only 100% CarboNZero certified supplier.

Superior Renovations: Tell me a bit about the homestar and green star reporting?

Phil Yates (Green Gorilla): Green Star is an internationally-recognised rating system for the design, construction and operation of commercial buildings and fit-out.

Homestar assesses a house, apartment or multi-unit development against several categories including energy, health and comfort; water waste and materials.

Green Gorilla can provide waste disposal reporting necessary for achieving certification.

In 2018 the associate environment minister Honorary Eugenie Sage, announced a Waste Minimisation Fund (WMF) grant of $3.1 million to enable Auckland recycling firm Green Gorilla to divert the waste and allow materials to be reused (Beehive.govt.nz, 2018).

This grant allowed Green Gorilla to construct a highly mechanised plant in Onehunga which would allow to recover a large amount of materials to be recused and recycled. This is a huge step towards sustainable growth towards a more cleaner waste management system in New Zealand. At Superior Renovations we are proud to have aligned ourselves with Green Gorilla, a pioneer in their field of sustainable waste management. We want to make a difference not only when we can but we realise that it is a necessity for the future of New Zealand.

How you can help?

Even if you are not part of the construction industry there is a way to help the future and sustainability of New Zealand and its environment. Raising awareness is the best way that anyone can help as the lack of awareness is one of the major factors for poor waste management in New Zealand.

You can help by:

• Raising awareness by sharing this article with your friends and family
• If you are renovating or building, then ask your renovator about their waste management methods and make an informed decision.
• If you hold a position of authority in the local boards then ask your local board to review current regulations and legislation about construction waste.

Learn more about Green Gorilla by visiting their website

https://www.greengorilla.co.nz/

Common questions

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.

Still have questions unanswered?

Book a no-obligation consultation with the team at Superior Renovations,
we’d love to meet you to discuss your renovation ideas!

Are you thinking of renovating your home?

With rampant house price growth in Auckland, more and more homeowners are not trading up but are renovating their current houses. The challenge with renovations is knowing the different finance options while maintaining a budget. A right home loan for your renovation project will make your home more liveable and also increase the home’s value when the project is completed.

The idea of renovating a property is always exciting because it promises a new aura and an upgrade to a new and modern space. However, the main obstacle standing in between people and their desired goal is the finance for the renovation.

Most people aim to get an excellent renovation deal at an affordable rate. The financing provides a great way for your ideal renovation, without sacrificing the quality. We have provided you a guide below on everything you need to know about financing your renovation.

What must I do before starting my renovation?

Before you renovate your home, you must know the cost beforehand. The cost, however, would depend on your budget, the extent of the renovation, architectural fees, and any legal/ consent process involved.

The table below summarizes some common renovation types and the range of their prices.

Now, you have an idea of what to expect when working on your project. However, the best way remains consulting with a renovation specialist. After the consultation, the next step is to decide on whether their plan of action works for you. Also, it is at this point that you mount up your budget against the specifications.

The renovation comes with added value

It is not surprising that renovating your home would see its value increase. The mortgage brokerage Loan Market, New Zealand (1) has documented similar findings, stating in its report that house value do increase with the right renovations carried out.

There are specific ways of adding value to your property to get the best results. For example, an additional bedroom would most likely carry more weight than just a bathroom renovation. The installation of home security gives a massive boost as well. If on a very tight budget, you may just opt for repainting with more neutral colors. This also adds some value to your property as it will cater to a wider audience.

A multidisciplinary approach should be taken when running your renovation project so make sure you contact the right set of people. This mainly includes a real estate agent, finance specialists, architect and a project manager.

Most common renovations that adds the most value to a home

1. A fresh lick of paint
2. Update your kitchen
3. Upgrade the bathroom
4. Create more space
5. Create an outdoor entertaining space

Reference: https://www.loanmarket.co.nz/news/top-renovation-tips-to-add-value-to-your-property

What finance options do I have for my renovation project?

Getting finance for renovation may not be as easy as you think unless you have the right person representing you.

The most common home renovations loans in NZ, include:

Bank loans: After securing your collateral, banks would give you loans with varying interests. You can navigate banks for the best loan deals or normally a broker does this for you.

Finance company loans: They are similar to bank loans in many aspects, but they have a higher chance of acceptance, non-bank lenders offer a range of other advantages over the banks; They are in a position to be more competitive and tend to offer more competitive interest rates.

Home loan: Superior Renovations collaborates with Linda Eagleton from Loan Market, and she will assess your affordability, and financial situation to decide what the plan is to borrow against your asset. At this point, you would be at an advantage if you have an existing loan, or the home has equity because you would access more funds for your borrowing for your renovation, and you would get reduced interest rates accordingly.

Where do I begin to find out more about financing my home renovation?

First, begin with booking a time with our finance specialist Linda Eagleton from Loan Market, just fill in the form below and we’ll forward your contact details on – no obligation to proceed, just free advice.

How do I track my renovation costs via financing it through my home loan?

Superior Renovations project manager will be working closely with Linda (finance specialists) at every step of the project to ensure everything is running smoothly – you will also be kept up to date at each stage.

Before kicking off with your project, check out the features on a home loan. Choosing among the various financial home loan options puts you in the driving seat for your property renovation.

These options include:

• Redraw facility

On a few occasions, you may need more money than what you have secured from your renovation loan. This is where the redraw facility comes in. It gives you access to more funds, and they are added to your home loan.

In essence, a redraw facility provides funds at the point where they are needed the most, and it does so in style. Smaller projects usually benefit more from it.

• Equity loans

With equity loans, you can know the extent of the equity that your property carries, and in turn, this helps you to fund your renovation project.

Accordingly, the finance for a renovation that you can get depends on how much equity your property has alongside the serviceability criteria. However, as a rule of thumb, you can’t get more than an 80% borrowing amount even with full ownership of your property.

• Loan top-ups

As the name implies, you can top up the credit on your current home loan. This leaves you more finance for renovation. Basically, it hinges on the standing equity that you have on your property and then gives some of it back to you.

This option evades the expenses concomitant with getting a renovation loan from external sources. However, you cannot keep drawing your interest to the initial level that you’ve agreed upon, like in equity loans. Thus, if you need more funds, then consider applying for another top-up loan. Depending on the availability, you may be restricted from borrowing a minimum amount in the range of $10,000.

• Renovation/construction loans

For bigger projects, your borrowing for renovation may hit six figures, like if you want to add a larger ground floor. Projects like this require a different financial type like in a renovation or construction loan.

Construction loans take care of your renovation in stages. This is different from customary residential home renovation loans in NZ, where a one-time amount is given.

A bit about Linda Eagleton

Superior Renovations Finance Specialists from Loan Market

Linda prides herself on high levels of customer service and communication. It is important that you fully understand the process and feel comfortable at all times. She will work beside you and represent to the bank, on your behalf to achieve the best possible outcome for you.

How Linda will work for you:

• Quickly assess how much you can potentially borrow, estimate your what your repayments will be and convey the best lender to suit your individual needs.
• Negotiate with the banks (or lender) on your behalf to secure an approval and a competitive market offer for interest rates. (Linda works with over 25 banks and lenders.)
• Advise you on the best loan structure to suit your individual circumstances, so your mortgage is meeting your requirements now and also in the future.
• Provide ongoing expert financial advice for the life of your loan.
• Linda’s service is at no cost to you.

Interested in having a no-obligation chat with Linda?

Fill in the form below to get in touch, and she will organise a time/day that suits you to have a sit down and chat.

Kamalpreet Kaur

Bath & Tile (NZ) Ltd

“As I have seen them with dealing with their client, I have seen their professionalism in their work, so we can recommend them confidently to people to deal with them – very confidently because we have seen how hard working they are, and as I mentioned the word patience they do have….”

Albany, Auckland

www.bathandtile.co.nz

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

Todd Chandler

Full House Renovation

“It now feels like a big, simple, inspiring space, whereas before it was a big space but it was very dated and there was a lot of distractions around – now it’s quite a nice clean, modern, minimalist feel to it. It felt like before, it was a 1980’s home, but now when you walk in, the house is impressive, it’s a lovely space to be in, it feels impressive and everyone who comes here are impressed and enjoys it – but it still feels like a home..”

Glendowie, Auckland

Todd’s Full House Renovation Project 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

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

Follow these practical steps before starting your renovation project.

Deciding to renovate your house is a big decision. Renovating your home increases the resale value of your home, brings more comfort to your daily life and showcases your creative side!

Whatever is your motivation, a successful home renovation lies in smart planning. If done correctly, it can be completed on time and on budget. With extensive experience in home renovations in Auckland, we know first hand what it takes to plan and execute a successful house upgrade.

We have gathered all the information you need to kick-start your stress free home renovations Auckland

What do you want to change?

The best way to start planning your home renovations is by making a list of all the things you’d like to change. This is a crucial step in your planning process as it will help you to finalise your wish list. The list might include anything from “must-do” repairs to re-modelling and refurbishment. It’s also worthwhile to note things that you’d like to keep and preserve. For examples, if your current house features beautiful antique windows, you might want to keep them and figure out a way to safeguard them against any re-modelling pitfalls.

The next step is to describe your day to day life and to write down some of the most common problems you’d like to solve. An example is a growing family having to deal with only one bathroom and toilet. Once you identify your pain point, it would be easier to come up with solutions and prioritise your wish list. It will also help you see what “needs to be done” vs what you “would like” to do which can save you money in the long run.

Setting a budget for your house renovations Auckland

No two houses are alike, and the improvement costs differ from project to project. The final renovations cost will depend on your home’s current condition, age and the scope of the work you plan on doing. However, there are a few things you can do to keep yourself within a budget.

Look closely at what you already have. For example, some Auckland homeowners might assume that they need an extra floor space when all they really need is to rearrange their interior walls!

Consider long term investments. Energy efficient lighting means long term savings. Likewise, water conserving features and high-efficiency heating systems will save a considerable amount of money over time. Our renovation specialists have extensive experience in renovating homes especially in the Auckland market. Hence they can help you make wise decisions for long term investment homes.

Do the work in stages. Doing your home renovations in phases can allow you to achieve your goals without putting you through an undue financial burden. We can help you develop a renovation plan and come up with the proper sequencing of tasks and timelines.

Renovating your Auckland home is a big undertaking that requires a lot of careful planning. However, with the right help and tools, you can achieve your dream home without breaking the bank. We hope you found these tips useful. As always, feel free to contact us here if you have any questions!

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)

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

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

Have you been putting off getting renovations done?

We have partnered with Q Mastercard ® to provide you an 18 Month Interest-Free Payment Option, you can enjoy your new home now and stress less.

Learn More about Interest-Free Payment Options*

*Lending criteria, fees, terms and conditions apply. Mastercard is a registered trademark and the circles design is a trademark of Mastercard International Incorporated.