Living Xtras

10/09/2026

I thought I would share this. We are seeing it play out in real time. I knew it was coming (cycles repeat) and sadly we haven't seen the worst declines of the property market as yet. Ultimately people need a roof over their head. So what is happening is a transfer of wealth.

You might ask, shouldn't I be talking up real estate if that's the industry I am in? No. I am here to give support to people who own real estate with value and guidance. Genuine care for the circumstances they are in at this very point in time. I don't have a crystal ball. I can't give financial advice. But I do have knowledge and experience on how to best navigate the hard times having bought and sold property for nearly 25 years. So no matter where you are at, there are always options and choices to improve your circumstances.

"A land value tax returns the community-created surplus to the public, removes the speculative incentive to hold land idle, and — as Gaffney documented — would dampen or eliminate the cycle by cutting off its fuel supply."

Land rises 14 years, falls 4 — and has for 200 years. The cause is rising land prices becoming unsustainable for productive economic activity. The remedy has been known since 1879.

04/08/2026

A few weeks ago I was in Hobart ready for settlement on a villa in the Northern suburbs. It was a deceased estate sale. There was no access to the property prior. So any repairs or updates needed to be planned on the go. I thought it would be a basic 2 day turnaround for a bit of paint, blinds and garden 🏡

Unfortunately on pre settlement inspection, I discovered an immense array of issues that were not picked up at open home. This is what happens when furniture staging covers up and distracts from problems!

* new vanity had a leak that was ignored for over 2 months causing the internal carcase to rot
* other leaking taps
* non compliant placement of PowerPoint's in the bathroom
* big iron burn in the middle of dining room carpet (had been covered up by a rug) and paint marks
* curtains with holes and damaged tracks
* nearly every door lock damaged or keys that did not work
* walls were painted but inside wardrobes weren't
* overgrown w**ds and rubbish in the garden
* old furniture left in the sheds
* algae growth all over the roof
* original kitchen and stove much worse than expected
* and lots more...

So with the much appreciated help with trade referrals from Garry and Susie at Slate Real Estate who would be managing the property, I was able to assess and start work the day after settlement. A great handyman on board, electrical, gardener were booked in. But due to the extensive and unexpected scope of works, I not only needed to project manage but also be on the tools cleaning and painting all the kitchen cabinets, wardrobes and bathroom wall (3 coats of paint). Together with lots of cleaning 🤣 It didn't help the weather was extremely cold and wet.

What was meant to be 2 days of work, ended up being 5 full days with a second handyman for 2 days. And what was meant to be a $5k budget, ended up being about $15k. But I believe the results were worth it. The added value, especially in new flooring, added about another $20pw in rental return and an additional 5-10% in equity.

The new scope of works included -
* painting kitchen cabinetry, adding shelves and replacing the rangehood
* replacing the vanity and taps in the bathroom and add new valves to all taps
* remove old mirror in bathroom and replace with new cabinet
* move/new power point's and switches in bathroom, new downright in the hall, disarm old alarm, repair outdoor sensor lighting
* patch and paint bathroom wall
* replacing curtains in the lounge with blinds and moving lounge curtain into the 2nd bedroom
* add feature panel in hall (to cover hole where alarm pad was)
* new flyscreens
* sand and varnish timber doors and windows seals
* new door handles/locks on exterior doors
* new carpet throughout and vinyl (over tiles) in all wet areas
* clean garden and 2 coats of w**d spray
* pressure wash and treat roof. Clean all windows inside and out
* remove old furniture from sheds
* final clean

Whilst this project was bigger than expected, it was all possible because I had the knowledge and experience to navigate these unforeseen challenges without time to plan. Not bad I feel for a 5 day make over on and investment property which added significant value! Also a much needed new place to call home for new tenants 😍

10/07/2026

https://www.facebook.com/share/v/18mTHhfvUD/

07/05/2026

I was recently asked - how much is it to renovate a bathroom nowdays?

Having done a few bathroom renos since Covid, I would budget about min $30k if you're not moving services. As soon as you're cutting concrete to put in another toilet or drain, that's when the cost adds up. Demo and skip is about $5k. Fixtures and tiles about another $5-8k (depending on quality). Plumbing, electrical, carpentry and plastering about $10-12k and bedding, waterproofing and tiling about $7-10k. $500 - 1k painting ceiling and doors. Of course all will depend on size of room, allowances for fixtures and tiles (does builder buy or you supply) and whether tiling to the ceiling on all walls. No chance of a quality bathroom with certified trades under $20k nowdays. Material costs are 50-100% higher since Covid

09/04/2026

Renovations complete! Ready for tenants to move in this week!

I'm so pleased with the results of this renovation. What started out as a simple bathroom renovation because of water leak damage, became so much more! I figured if you're going to do it once, do it right.

So the bathroom was completely gutted, bathtub removed and additional toilet added with walk in shower. Together with a separate power room with toilet and mini vanity. The large laundry received all new cabinetry and linen cupboard for extra storage. This included replacing the storage cabinetry in the hallway to match. Then while at it, why not put a new kitchen with dishwasher! Lots of other small jobs like gardening, changing locks and repairing the floors where walls were moved (see previous posts for original rooms).

I had an 8 week plan to have all completed. Even with a few hiccups and delays, all the works were completed exactly in 8 weeks ready for open for inspection last week. I'm so grateful to my trades for all showing up, on time and did a great job.

First inspection attracted 5 applications to rent and selected one of those who are ready to move in tomorrow. Not only did the renovations add at least 10% in capital gains (but the cost of renovations was about 10%), it increased the rental return by 25%!

Whilst the costs of renovations were more than anticipated, I couldn't have done it much cheaper. Unfortunately the cost of materials keeps increasing. I'm grateful again that the works were completed before the higher costs of fuel added to the prices!

Time to have a well deserved break. Who knows, might find another project to renovate soon 😁

If you need advice and insights on your next renovation, don't hesitate to contact me!

22/03/2026

Week 7 and we're on time! 🤗

Yes I had planned for an 8 week reno. Even though there were a few delays getting a tiler, all is back on track and ready for completion at the end of next week and 1st open home! Sadly over budget but that's the cost of renovating now days. Inflation has increased both material and labour costs by about 50% each in the last 5 years 😬

Tiler has layers all tiles in the bathroom and floor in the toilet and laundry.

New custom cabinets throughout the kitchen, laundry and valley as well as custom vanity to fit the recess which is 1420mm (too big for a 1200mm vanity and too small for 1500mm).

Stone benchtops went in on Friday.

Painter as repainted throughout with 3 coats over the new wet areas and 1 coat to touch up the living areas.

Today I pressure washed all the concrete and walls outside. Three hours later...😅

First open home for rent will happen this week, even if we don't make it to a final derp clean but fingers crossed I can get it all done by Friday 🤞😁

16/02/2026

Well it's been 2 weeks since I got access to this property to complete renovations on the bathroom due to water damage in the shower.

Full rip out uncovered damaged to some of the stud walls. Due to the floorplan and spacious laundry, I also made the decision to rip out the laundry and add new cabinets. But also add an additional toilet, now having a 2 bedroom duplex with 1.5 bathrooms. By removing another non bearing wall, the bathroom looks and feels so more open and light. But with changes, means I had to change designs to suit the new layout.

I was unsure if viable to also put in a new kitchen. But on discovering water damage from the laundry to the kitchen walls, out the kitchen came too!

Concrete cut for new services, new plumbing and electrical set in place, kitchen designed and ordered with selected finishes. All going to planned time line 👍

Tomorrow buolder is concreting cut floors and resheeting plasterboard walls and ceiling with new insulation.

I love seeing spaces being transformed into a new, more open and functional space 😍

04/02/2026

Well I know it's been a while....

I've been taking time out for myself, looking at purchasing property in a very hot market but not being the successful buyer (yes I feel the pain too even with my experience).

But for now, ready to start demolition on a new renovation project tomorrow! 6am start 😂

There was a shower leak in this investment property, which caused considerable damage to what appeared to be a tidy bathroom. As there's only 1 bathroom, waiting for the tenants to vacate at the end of their lease was required.

But now I'm in, work can start! Due to the damage, a whole new bathroom is needed. But I wanted to seize this opportunity to add extra value by adding a 2nd toilet with own basin, redo the laundry with an abundance of added storage and a new kitchen (with dishwasher)!!

I anticipate the renovations will take about 6 weeks but have allowed 8 weeks to finish it all and market it ready for new tenants and uplift in rental return.

So excited to be working with trades that I know, like and trust. It was worth waiting for them to be available too 🙏

Watch this space for updates on the renovations 🏡🔥💪

04/07/2025

Delighted to finally finish some parts of my recent home renovation, that I was unable to do before (trades and money don't come easy!).

So much storage inside in the study with room for 2 workspaces. Outside cabinetry completed with added privacy screen and space to add a fridge.

So happy with the finished look, seeing my vision come into reality 😍

20/05/2025

Today in a group I was asked "What are the reasons for selling a property"?

There are so many! But it made me pause to reflect on my own journey of why.

Here's my list of why I sold each property -

1. Took the IP profit to buy a PPOR
2. Took profit from PPOR unit with profit from IP to buy a PPOR house
3. Sold IP because bought at top of market and mortgage hurting us. Couldn't refinance
4. Sold PPOR house to upgrade to a waterfront and move interstate
5. Sold IP to pay off mortgage of PPOR
6. Sold waterfront PPOR divorce
7. Sold IP divorce
8. "Sold" IP to ex in division in divorce
9. Sold IP to myself to become my PPOR in divorce
10. Sold PPOR to upgrade PPOR and not retain as an IP as had no debt to deduct

Yes I have bought and sold quite a few over the years since buying our first home which was a unit in Sydney in 2002. I'm proud of my journey and where it's lead me to today, even if I no longer hold them. Do I have any regrets? Not really. Because I wouldn't know what I know today if I didn't go through all the lessons each property taught me about investing, renovating and myself.

Lesson - I couldn't have planned for any of these reasons to sell. Sometimes in life s**t happens. The the secret sauce is never stop trying to give it another shot. Noone can take away your knowledge. By selling and freeing up servicability and equity, this allowed for property upgrades that couldn't be done by just refinancing.