澳洲Australia property Polish floor boards throughout, or carpet


在澳大利亚 Hi Guys, Ive found a property that has mentioned two payments coming up of $1400 to apparently top up the admin fund and 2 have just been paid. Im looking at a financial statement (basically a balance sheet) for the strata and its all a bit Hi all, I currently have a PPOR and 10K cash in the bank which I plan to use as a deposit for a IP early next year. Is it possible for me to place this into my PPOR loan and then redraw the 10K when Im ready for the IP and then claim the int


What adds more value, fllor boards throughout, or with carpet in the bedrooms?

I think it would be a lot easier for me to do the floor boards and carpet, as I can do one lot (kitchen and living room) of floor boards and one lot of carpet. The way my house is I would have to do the floor boards in two lots for the whole house. And that may not be cost effective. Where as second hand carpet is cheap, but effective.

And can I do the process over time, ie rip carpet up, strip underlay, do the nails etc over a few weeks (at night)?  

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Around Canberra, the PMs tell me that tenants prefer carpets in bedrooms.  

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I certainly agree with that, most of us have been tenants at some stage, its a lot more practical.

A lot of people though in Qld seem to like the floor boards ploished throughout. I personally don't. But I am going for capital gains not a yield (Im selling this house) so its a cost versus return thing.

Will polished throughout bring that much more value?  

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Hi Dynamite

If it's a rental property, I'd suggest contacting your PM to see what tenants are preferring to rent.  

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Hi Dynamite,

if it is for re-sale, to get top dollar I'd go for polished boards throughout (assuming your home has timber flooring you can just polish up, keeping the costs down)... but again it has to suit the home & area, ie. from what I hear in Canbera people may have a preference for carpet... although I love nice timber floors & so do many others out there due to its durability (compared to carpet) & easy to maintain/clean...

Good luck with this...

Cheers,

MannyB.  

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I guess at the end of the day, polished floor board throughout will work out cheaper than even used carpet anyway (DIY)

Its a small Queenslander/Cottage, so its not a huge job, but polishing is always time consuming and messy.

Has anyone done the prep work over time, ie come home from work every night and spent an hour or so scraping the underlay or doing the nails? I cant see why not, but I think it best to be careful around wet areas where the water may spoil the wood before being done.  

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Hi Dynamite,

well seeing it is in Qld, floorboards would be the best bet... but in terms of wet areas, I'd still go for tiles, as water will eventually seap through &/or may have already have seeped through & the tiles would cover it up well prior to sale ;) (as if the timber in the bathroom is stained due to water seeping & strong enough, just whack some cement sheeting over it & stick the tiles with some adhesive & just grout it up, baths don't need many tiles as there isn't much floor space)...

In terms of doing that yourself in the evenings, I did one room like that after work (an IP that had on room un-polished) & worked fine, ensure you have adequate lighting though especially when applying the polish to ensure you get a good cover... for a large area (whole house in your case) though if you want to maximise your returns, you may consider paying someone to do it for you as the professional job always looks better ;) (assuming you haven't attempted it yourself)

Cheers,

MannyB.  

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In cold locations, carpet is better (warmer).

In warm locations polished floorboards.

In primarily Muslim areas, tiles.

After checking out the cost of polishing floorboards, carpet may prove competitively priced. Also the floorboards have to be in decent nick.

our last place had to be tiled as the floorboards were not good enough to come up well polished.

Cheers,

Aceyducey  

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asthmatics generally prefer floorboards.

If the floorboards don't have insulation under them you may get drafts.  

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I wont be polishing in laundry and bathroom, only kitchen, which is a semi wet area (depending on who does the dishes).

Good point WillG about the draft, hadnt thought about that, they are not insulated, and the house is raised by 3 foot stumps (typical Qld post war low set).

I may have to do a bit of work on the boards before polishing them, a couple are loose, but wont know until I have had a closer look if they will need fixing or replacing (bloody hard to find the hardwood in these houses). If its just a fix is no drama.

I have to do the floor boards in two stages, hence the reason for doing the prep after work and not paying pro (besides which Im comfortable with small jobs like this one).

The only thing that keeps me indecisive is that carpet is so easy to lay, and is inexpensive, and if I just do the kitchen and lounge (which are the rooms accessed from both entrances) this may be enough to give that warm feeling.

But then if Im gonna do two rooms I may as well do five. Agggggggh, help !!!! I need a coin.  

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Muslims

Is that really true about Muslims prefering tiles? Haven't had much experience but we do seem to be getting more and more Muslims moving into our area where I have bought.

The only experience I have is I look after a family of Iraqi refugees. They were given a government house and all their floorboards are polished. They hated it. As soon as they could find some carpet from other refugee families that were already here, they had carpeted everything in sight, even the kitchen.

Didn't know about the tiles though, why is that do you know?:)  

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Dynamite,

Don't forget your opportunity cost.

If you are going to take a few weeks to do a job yourself, how much rent would you lose by not having it rented out for that time?

After spending that time, you may well have a job which looks amateur anyway. I've seen quite a few very non-professional looking floor jobs.

What sort of wood is on the floor to start with? And how long has it been there? What condition is the wood that is there?

If it is pine, maybe not looking great beacuse it was meant to have carpet, maybe with lots of nail holes or larger gaps, I'd be considering wood laminate floor (doing it yourself).

The cost is greater (DIY laminate may be a little more than a basic carpet)- but it can add a huge impact to the look of a place.

I did about 36sqm recently. It cost about $1400 for materials, and took me one weekend (once I figured out how to do it). It looked fantastic when finished.  

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My guess about Muslims is that tiles are cooler, so they could be used a lot in the middle east. Then it becomes normal/fashionable to have the same over here. I live in a very large Muslim community within Sydney, and tiles are everywhere in the house.

Jas  

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The point of doing my house myself is so that I dont have to move out, or at least for an extended period. I will doing it in two sections. Where as if I get a pro they will ask me to move my furniture out of the house, I have no storage. This is a no go.

One reason why I would get a pro is due to the share mess the job creates and its relatively hard work (not as hard as moving 14cubic metres of roadbase which I did by hand a while ago, but thats a new thread)

Our friend is a floor tradesman, I might ask him if I can do the prep and he just comes in does the sanding and polishing.

By the way I will be using tung oil due to the age of these old hardwood boards.  

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A Pro can do it in two goes

There's no reason that if you get a professional to come in and sand and poly your floors you can't get him to do it in two goes. Move all your furniture down one end of house, then he does the other end and vice versa. We own a floorsanding business and we do that all the time for people.

As for the mess, only tradespeople with very old equipment/machinery will create alot of mess and dust. We have new equipment and ours don't create a mess at all. In fact painters and plasterers create far more mess than we do. Also, even when we had old equipment that threw dust everywhere, we masked everything off that dust might get into (i.e. cupboards etc) and sectioned off areas with plastic sheets and masking tape. I also would get the floorsander to wipe down all the surfaces before he left.

There's no reason that a professional should not do that, and he shouldn't really be charging you extra for this, it's all part of the service. Hope this helps somewhat

:)  

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Queen Bee, thanks for that, that is fantastic.

I never thought about it like that, I always assumed that they charged an extra call out fee. All this time knowing a floor contractor and I havnt asked. Im gonna ring him and see, best of all I shouldnt be paying an arm and a leg with him.

I have been round the house and it looks like we have 3 loose boards, one which is sagging, luckily its not termites. What do I do if I have to replace one board? I can fix the other two.  

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Feed the Tradesmen

A tip for replacing only one board. If you're carpeting or vinyling another room, take boards out of that floor replace it with chipboard and use the timber to replace your old one. It will be the correct width and the match will be good.

This is because depending on the age of your house, the width of the boards changed over the years. Some houses have quite wide boards others have narrower ones. Well that's where I live anyway.

Tell your friend that you will punch and fill the nail holes and gaps, and that if there are staples in the floor from carpet you will take all these out. It saves him time and it should save you quite a bit too, because that part of the job is really time consuming for a floorsander.

Another tip I've found with tradesmen (whether they are your friends or not). Give them a coffee, and feed them. They will generally do a far better job for you. Believe me - it works!

I had a garage installed a couple of years ago and the guy did a perfect job - went out of his way to please me. I gave him a coffee about every 2 hours and made him lunch. A friend later on got the same guy to do her garage (because she was really impressed with my one). She never gave him anything - no coffees, no food, and hung around him all day looking over his shoulder (which is really annoying) and she got a totally crap job.

Works a treat! The way to a tradesmen doing a good job - is his stomach!  

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Good point queen bee, everyone likes a free lunch.

How much do you reckon im up for (guide) if I do all the prep work myself. Small 3 bdm house, very small. Dont worry queen bee I have my calculator ready for the currency change, hahaha.  

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Cost?

Don't know how big your kitchen and lounge is but say if your lounge was about 20 sqm and yr kitchen 15 sqm I'd be charging approximately $850.00 to $900.00 if you do all the prep work yourself and if he's a mate and it's cash I reckon I'd probably charge about $700.00.

But then again, from what I see they're charging in Auckland, it maybe cheaper over there too - maybe $500.00  

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Hey guys!

Queen Bee, thanks heaps for all your info, it's been great!
May I please re-name you to Queen-Bee-of-floors? :D :D :D

Dyna, We polished all the boards in a ~13sq house late last year, and it was $1600. The guy who did it was just lovely, and so is the job. We were contemplating moving out, or doing it in two stages. Don (Floor-Don, as I named him, since the guy who did the bathroom was also a Don, he was bath-don!) was really nice, and gave us lots of ideas and tips. He was more than happy to come back in 2 lots but had specific ideas about which rooms had to be done together (due to boards running through both).

In the end we did the whole lot at once, since Andy wouldn't have been able to live in the house with the smell from the stuff anyway.

It was harrowing, but a great time to have a cleanout!!

Definately worth the effort, and in BNE, definately the way to go!

asy :D

Oh, and I absolutely concur with Queen Bee, the way to a tradey's heart is through their tummy, whether that be cuppas or lunch. The other way to a tradey's heart is through their pain-in-the-arse-client-meter. ;) If you question everything annoyingly, and look over their shoulders all the time, they will do the job quickly to get out of there!!!  

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