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You've tenacious you necessity a bigger, larger and further certified house. How get you evince when to renovate, what to do and importantly, how much will it cost and will we get our money back? Unless you're in the building industry, most people are fairly nave when it comes to making decisions about renovating. Poor choices can be costly, especially if you over-capitalise and spend too much money on the house of your dreams. Michael Hoad of the Subiaco offices of real estate agents Paxton Hoad says many people make the mistake of not planning and fully costing their renovations. "Any form of construction costs more than you think when you start and many people don't understand or underestimate what it costs to renovate." "They make a lot of mistakes, often costly ones, such as why did I do that, I wish I made that smaller or bigger," he said. Hoad also believes renovations date and what looked wonderful and up to date in 1985 may now look totally out of place. "Everything has a life span and people really need to work out how long they're going to be in the house and the purpose for the renovations." To avoid overcapitalising he recommends potential renovators look at the suburb and get a feel for what property is worth in the area before committing. He gives the example of Subiaco, where land is tight, "if you've got a spot, in a half reasonable location, you'll get your money back and more." He gives the example of owners in the suburb spending between $250,000 and $350,00 on renovations. "The greatest increment is in the value of the land, houses generally depreciate offsetting increasing construction costs." He also gives the example of a house valued at $400,000, where the transaction costs of moving cost more than $26,000 once agents fees and stamp duty are taken into account. "Renovating is rewarding, it appeals to some people. Some people love it and others are not so creative," Hoad said. Fremantle based architect, Philip Nikulinsky says many renovators get emotionally attached to a house and this is where they either overcapitalise or compromise the design of the renovation. "A lot of people spend too much on the finishes and go overboard, that's when it becomes expensive." "You've got to look at the end product. Every time you do something a bit different you're going to have to pay for it,' he said. He says any significant renovation starts at around $120,000 and for older character style renovations owners should budget around $1,200 per square metre. Nikulinsky's advice, "be rational about it, have nice finishes but don't go overboard." This is a view backed up by builder Gary Matson of Subiaco Homes. He says it's often cheaper to demolish a house and start again. "For 30s, 40s and 50s houses there's not a lot to retain, so you're spending a lot of money to achieve fairly little," he said. In older areas he says its worth keeping the character, but again emphasises the importance of doing a budget and looking at ways of how money can be saved to avoid blowing out the budget. Here are 8 tips for first time renovators. |