Must-know secrets to successful renovations · 2018. 2. 3. · 2. With renovations, you get the...

Must-know secrets to successful renovationssuccessful renovations

Top 10 Renovation Secrets

Top 7 Renovations

Renovations that add the most value

The challenges of DIY

ContentsSecret # 1: Know what you want to achieve 4

Secret # 2: Where to start? 5

Secret # 3: Engage a specialist professional 12

Secret # 4: Make spaces come alive 15

Secret # 5: Select the best surfaces 17

Secret # 6: Select the right fixtures/appliances 22

Secret # 7: Schedule with timelines 24

Secret # 8: Know your budget 25

Secret # 9: Get a detailed written proposal/quote 26

Secret # 10: References and a good guarantee 28

Top 7 Home Renovations – Kitchens 31

Top 7 Home Renovations – Bathrooms 33

Top 7 Home Renovations – Outdoor living spaces 37

Top 7 Home Renovations – Attic/loft conversions 40

Top 7 Home Renovations – Basement conversions 42

Top 7 Home Renovations – Adding a room 44

Top 7 Home Renovations – Laundry 46

What adds the most value? 49

The challenges of DIY 51

A little bit ABOUT US 53

Why now is the time to improve

Foreword

More New Zealanders than ever are choosing to improve their existing homes rather than move or build new.

Over the past decade, numbers of building consents and existing house sales have had their ups and downs. But the home renovation and extensions market has kept on growing. Why? Because more and more New Zealanders are choosing to stay put. They’re using the equity in their homes to fund their investment to make their homes better or bigger or both. And that, of course, is increasing the value of their homes even more.

Other reasons to improve rather than move include:1. Cost of sales commissions and relocating makes moving expensive2. With renovations, you get the home you truly desire3. Renovation is simply one of the best investments you can make today

But there are pitfalls with any type of investment. For those considering a renovation project or additions, this booklet is intended as a resource to help you avoid those pitfalls and unnecessary costs. It’s also designed to inspire you with some great ideas and helpful tips to help make your renovation a rewarding and enjoyable experience

Enjoy!

Russell PooleOn behalf of the team at Pzazz Building

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not move

Know what YOU want to achieve

In his excellent book 7 Habits of Highly Effective People, Stephen Covey says,

Begin with the end in mind

And this is no different with your renovation project. Starting such a project with a “let’s get underway and see where it goes” mentality is 99% assured of ending in heartache.

So what is the “end” for you? In other words, what is your vision?

Many people look at their lifestyle and forget to project where they might be in the future. Today, you might have a small home and two small children you want to keep close by. But if you intend to stay in the home for 10 more years, does the same house layout still work when your little darlings transform into noisy, space-hogging teenagers?

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Secret #1

The first thing you need to do when considering a renovation is discuss with your designer and/or builder the changes you anticipate for your family over the life of your home. Look at how the renovation project could accommodate these requirements.

This outcome may require some compromises with flexibility built into the design. Alternatively, you may decide on a two-stage project – something for today and a second project in five to 10 years time. The key is to make sure the two projects work in harmony and minimise a double spend.

One of the most common phrases you hear after any renovation project is:

It cost a lot more than I thought it would”.

There are three main reasons for exceeding your budget:1. Inadequate research to explore and understand all potential obstacles 2. The customer and the designer did not stay on the same page3. Failure to establish a clear “vision” from the start

Let’s look at how to avoid these pitfalls.

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Secret #2

“ ”

Where to START

Research:Before you even start to think about the design, you need to understand what building work can actually be carried out where you live. Find out what the land is zoned for, what limitations there are and if it is in a special housing area (Queenstown, Christchurch, Western Bay of Plenty, Tau-ranga, Wellington City and Auckland all have these in their planning rules). To do this, you or your builder, need to get a copy of the latest information on your property from the council. This will also help identify if any unauthorised work has taken place at the property.

In certain parts of certain cities, councils are trying to fast-track consents for medium to high density housing. You need to really be aware of the zoning and the special housing accords.

In certain parts of certain cities, councils are trying to fast-track consents for medium to high density housing. You need to really be aware of the zoning and the special housing accords.

If you live in Auckland, you also need to ask questions about the proposed unitary plan, some of it is law already. And you need to think about the already established neighbours. If you need resource consent you have to get the neighbour's consent. They have to sign off on your plans or you may not get what you are after. And if it impacts the neighbours, they may say 'no thanks'."

The next step is getting the specialists through to assess the property. Find a licensed building practitioner who can tell whether the house is structurally sound, what kind of foundations it has – this will dictate whether it can be moved or lifted – and if there are any other foreseeable problems with a renovation. This will provide you with information on what restrictions there could be, and the options available.

You should protect your investment, and know what you are committing to. Most banks require you to get a builder's report when you get a mortgage, but not when you do renovation work, however a thorough assessment of the property will help you know what you are getting into.

The use of a thermal imaging camera can help detect some structural issues, however it won't tell you the condition of what is behind the cladding, what meets the Building Code, nor the source of any moisture.

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Secret #2

Research will likely require a thorough understanding of the current building structure before an accurate picture can be established and a plan put together. This can range from: determining things like whether there is rot or establishing the nature of struc-tural timbers.

It can be finding out about the ability of sub-structures to carry more load or whether the wall you want to takeout is load bearing through to the ability of electrical circuits to handle new gadgets and extra lighting. Or whether the plumbing system can accommodate that second bathroom or ensuite.

Find out what needs a building consent:You need to be aware of what work will need building consent before moving forward with any plans or designs.

The Ministry of Business Innovation and Employment is the first stop on the building consent journey and its list of work that requires consent contains the following;

Structural building - additions, alterations, re-piling, some demolitions

Plumbing and drainage, except repair and maintenance of existing (using comparable) components, where an additional sanitary fixture is created

Relocating a building Installing a wood burner or air-conditioning system Retaining walls higher than 1.5m (3m in rural area if

designed by certified practioner engineer) Fences or walls higher than 2.5m, and all swimming

pools and their associated fences Decks, platforms or bridges more than 1.5m above

ground level Sheds greater than 10sq m in floor area

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Secret #2

And examples of work that does not require a building consent include:

A patio or deck at ground level Garden trellis less than 2.5m high Maintenance of your house, for example, replacing

spouting or a piece of weatherboard Building a small garden shed (provided it is no closer

than its own height to the boundary, is under 10 sqm, and less than one storey high)

Likely costs?

How long is a piece of string?

But you can start to plan a budget for the renovation work. An average new build is in the vicinity of $2000 per sqm (varying dependent on fixtures and appliances) but an average renovation is more likely to be in the range of $2,500 to $4,000 per sqm.

The added costs are usually attributed to the work that needs to be done to prepare for the renovation – for example you have to demolish and then remove what is there – and the fact you are usually renovating the more expensive rooms in the house (bathrooms, kitchens, master bedrooms with ensuite) and not the less expensive rooms (2nd/3rd bedrooms, lounge, dining room).

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Secret #2

“ ”

Also contributing to the higher square metre rate is that you have to build to the existing building code, and that can mean added costs.

For example if you have an old house with an old switchboard and wiring, you may have to strip that all out and wire to the current building code. Generally a budget would allocate 30 percent to spend on builders labour and 35 percent would go towards materials and 35percent to specialist sub trades but this will vary depending on the type of renovation you are considering.

For larger projects you may wish to engage a quantity surveyor who will price and itemise the costs and add 10 percent for contingency (of price increases and other unexpected costs), up to 10 percent for preliminary work such as scaffold, health & safety and site preparation.

Alternatively your builder could provide preliminary costings based on concept draw-ings before you need to go to the expense of full consent drawings and any quantity surveying costs. Whilst this will incur a cost it is minimal compared to having full drawings done only to find out when you get a builders quote that it is way over your budget.

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Secret #2

While the designer/builder client marriage usually starts out well with a honeymoon phase during the initial project launch, things can go wrong horribly fast if you don’t set rules to keep your working relationship healthy and enjoyable.

Build trust with your designer/builder by first checking their credentials. Get testimonials and references so you feel comfortable they are the right person for the project and you can work alongside them.

Collaborate to:

1. Confirm the project details – cost, due date, etc - in writing. 2. Set the budget realistically.3. Create a list of the various tasks required to achieve the

project.4. Create a process and a timeline.5. Establish specific roles as part of a written

contract. Be clear who is doing what and where boundaries lie.

6. Delegate others with specific instructions.7. Have the tough conversations during the

project – don’t wait until things go wrong.8. Schedule daily or weekly meetings to review

how the project is going, providing the opportunity for feedback. If adjustments need to be made, this is when you can do it.

9. Be flexible. Opportunities often arise that could make a huge difference to the success of the project. Be open and communicative. Embrace opportunities but be realistic as they may add to the cost.

10. Don’t stop talking. Regular, open communication between parties is the key to successful renovations.

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Secret #2

Stay on the same page!

Start dreaming. Before you engage a designer or builder, get inspired by ideas that help you visualise what you want to achieve.

Go to showrooms and design stores. Collect photographs from magazines and google search through websites like: Houzz, WowHaus, Pinterest, Tumblr, Dwell, Design Folio, Interiors Online, Design-Milk, thepeakofchic, thebeatthatmyheartskipped, decor8blog - to find images of things you like.

Show these images to your designer/builder as a starting point to your discussion on what you want to achieve.

Then prioritise your wants and needs. Once you start assigning a budget you will soon discover compromise is essential. You can’t have everything. It’s always going to be a juggle.

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Secret #2

Establish your vision

Know what you wantto achieve from the start

Engage a SPECIALIST

New Zealand has a great tradition of DIY.

But there are many reasons why it is wise to engage the services of a professional designer and builder.

Talk with almost any DIYer who’s ever tried to do a construction project without professional help, and you’ll likely hear one statement over and over again: “I wished I had hired a professional.” Even in smaller projects, like a one-room remodel, once you open up those walls, situations arise for which only experienced professionals can apply their creative problem-solving to save you time and money.

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Secret #3

Reasons you should hire a professional renovator:

Hiring good professionals for your renovation can be crucial to the building experience. Licensed building practitioners have undergone a robust application process, including a written application, verbal testing by proficient assessors and referees’ confirmation of their work.

They keep up with the changing industry and undergo continuous skills maintenance.

Secret #3 All Restricted Building Work must be carried out or supervised by a Licensed Building Practitioner.

It saves time. Working out options for structural choices, new materials and technologies that might be cheaper, better or more appropriate takes time. A skilled professional has this information ready for you.

New technologies are coming onto the market with increasing frequency. It’s crucial to have someone on your team who understands how your building assembly meets current building code requirements.

A well-informed professional with up-to-date knowledge of building can get projects through with a minimum of revisions. The fewer the revisions, the sooner you can get your permits.

Low quality delays construction time. Hiring a professional helps ensure your project meets the relevant codes so it can progress smoothly through the consent process.

Secret #3

You’ll get expertise and understanding of the overall construction process. A professional can interpret your needs and come up with a professional plan.

They will guide your through the building application process, research planning legislation, assist in hiring or recommend sub-contractors and manage the construction to ensure building plans are accurately followed.

They’ll be your advocate if you have problems with contractors on the project.

You’ll get their design sense and attention to detail for a better job.

If you want a space that has lasting appeal and adds to the value of your investment, hire an expert. Designers and professional builders have the skills to include the features that will maximise the enjoyment of your home, while making sure your project runs smoothly.

Make spaces come ALIVE

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Secret #4

Someone to understand yourfamily and how they work!

Most homeowners who renovate are not simply looking for a bricks and mortar solution. They really want someone to understand how their family works and to design and build a renovation or addition that makes their living spaces come alive – a place they can’t wait to come home to.

This involves careful planning and understanding how you and your family will use spaces to ensure you maximise their efficiency and create a mood that makes you feel relaxed and comfortable.

To achieve this, consider how the space interacts with surrounding areas. If the new addition extends an existing room then it usually needs to blend seamlessly with the original, and not simply look like an add-on.

Think about the ambience you desire by considering architectural details like window placement and joinery, storage or display units, heating units/fireplaces and lighting.

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Secret #4

Lighting

Remember light bulbs are not just for illumination. When carefully deployed, lighting can transform a room. It’s about creating layers of different effects with downlights, uplights to highlight architectural elements, pools of light from stand-ard and table lights and energy-efficient strip lights to turn shelving or vanities into a feature of a room. With the right lighting, objects come alive.

Lighting can bring out texture, create a dramatic effectin the shower turning it into a luxurious spa or add the warmth in the room that makes you just want to snuggle up and read.

Three-dimensional models and scale-model floor plans are helpful in working out where to place furniture.

Make sure you and your builder/designer are current with design and technology trends and don’t simply look to the past for ideas. We’ve come a long way in a short time and there are so many great concepts, products and technologies to enhance liveability. Talk to your designer or builder; read magazines and design websites; visit showrooms and design shows to learn about the latest innovations that it’s possible to incorporate to make your project successful.

Many technical innovations may not be visible to the eye but they will ultimately prove the defining piece de resistance that lifts your enjoyment of that space beyond anything you could have imagined.

Select the best SURFACES

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Secret #5

Flooring The floor you choose affects every other element of your design, and with the variety of materials, colours and textures available today, your choices are endless.

Stone or tiles are hard-wearing - excellent for heavy traffic and wet areas. Ceramic tiles are easy to look after and come in an assortment of colours. But they can be cold so when using them, consider adding heating underfloor. Limestone offers a natural look, but it is porous and must be sealed after installation and maintained regularly.

With its soft, warm natural look, wood is popular in living areas. Today’s pre-finished wood floors withstand heavy traffic and water stains.

Bamboo is an eco-trend that blends style and durability for environmentally conscious homeowners. It’s made from a renewable source and contains water-based, solvent-free, low-VOC finishes which contribute to better air quality in a home.

High-pressured plastic laminates are an alternative that provides an appealing look for less cost. Vinyl is also resilient and offers a variety of styles and colours on a budget.

Once you have designed a floor plan you need to dress the space with materials that are appropriate for the way it will be used. Consider the flooring surfaces, the walls and if it’s a kitchen or bathroom you are renovating think about splashbacks and benchtops.

Secret #5

Benchtops

One of the most important kitchen or bathroom-design decisions you’ll make is choosing the right benchtop for your lifestyle. Do you need an easy-to-maintain surface? Is stain-resistance a concern? Or is style what matters most?

Some materials require extra care. High pressure laminates come in a beautiful variety of patterns and textures but they do have their limits.

Hot pans removed straight from the oven should not be placed on their surface and strong mineral clean-ers, acids and scouring pads can ruin them.

A few are nearly maintenance-free, and others like stones develop a patina that makes the bench surface even more beautiful as it ages.

Marble, limestone, granite and tiles are very hard-wearing, but substances like tomato sauce, lemon, vinegar and wine can etch the surface and effect the polish of the stone or tile. Oil and tea, coffee, fruit and pollen from flowers will stain the surface.

In the event of spills, the benchtops need to be wiped immediately, preferably with a non-abrasive pad.

“ ”Do you need an easy-to-maintain surface?

Marble

Granite

Timber

Secret #5

Benchtops

Quartz-based benchtops like Caesar Stone are virtually maintenance free and require no polishing, sealing or reconditioning. They are resistant to domestic chemical agents, however contact with some chemical substances may damage the surface.

Among these are sulphuric acid concentrate, ketone (acetone - ie nail varnish remover), and a combina-tion of strong solvents (eg paint stripping products). Wipe any spills immediately with a non-abrasive pad.

Stainless steel is extremely durable, hygienic and is resistant to a wide variety of chemical damage. It is non-porous and very easy to keep clean. However, it is important the steel is wiped dry to avoid any build up of any greyish film that will discolour in time and make the steel lose its sheen.

Keep in mind that many kitchens and bathrooms use more than one benchtop material —so if it suits your design scheme, don’t be afraid to mix and match

Caesarstone

Stainless steel

Secret #5 Benchtops

The seemingly endless choices for kitchen splash backs can sometimes feel over-whelming. Choose your bench top first – it helps narrow down the choices so you are better prepared to select the perfect splash back for your space.

Some of the most common materials for kitchen splash backs include glass, stainless steel, pressed metal and tiles.

If you want a more traditional look, consider tiles or pressed metal. Think about cleaning when you are choosing your splash back material. Mosaic tiles look beautiful but they are more difficult to clean than larger tiles which will have less joins and less grout to clean.

For a more contemporary, streamlined look, glass is a great option. It can be colour-matched to pretty much any colour, it’s super easy to keep clean and has great reflective qualities which help to bounce light around the room.

Bold splash backs in eye-catching material or with digitally printed images can look spectacular and become the focus of your kitchen.

Tiles

Stainless Steel

Glass

Secret #5 Paint

Colour can take your renovation from drab to fab – but if you’re not sure where to begin, experiment with paint swatches.

To get started, select a favourite colour drawn from an artwork, a rug or an accessory item.

Consider the mood you want to create – be it social and stimulating or restful and quiet.

Pay attention to the lighting you will use in the room as colours change according to the type of lighting they are exposed to.

Once you have chosen a colour or colours, purchase test pots and paint them on large areas of wall in the space.

Select the rightFIXTURES &

APPLIANCES

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Secret #6

Choosing the right fixtures and appli-ances requires a lot of careful pre-planning and organization. It is a very important decision as it will create the perfect environment for your home, determining the overall quality of life and make your kitchen/bathroom/laundry etc easier to use and more enjoyable.

But shopping for fixtures (lighting, plumbing, etc.) and appliances can be exhausting and confusing. It’s worth enlisting the help of a designer at this stage who can bring you books and samples of products they have used in other people’s homes.

Try browsing for inspiration online. Canstarblue.co.nz is useful for checking specific appliances and how they compare for value for money and performance and reliability. Consumer.org.nz also has many good reports to point your in the right direction. Make sure you look at the energy stars when choosing an appliance. One might be cheaper to buy but cost you more in the long run over the life of the appliance.

Secret #6

Once you have found the brands and styles of fixtures and appliances you like, Google them to find where you can buy them in New Zealand.

Ask those stores to send you brochures with further details that might help you make a final decision. Then visit home shows and boutique showrooms where there are experts on hand. You can see demonstration kitchens which give a greater understanding of how products work. Salespeople can recommend specific products and answer your questions about the various options and prices to suit your budget.

Let them make the hard decisions for you. That way you can avoid making expensive mistakes.

Make sure you select appliances and sinks during the preliminary design phase, which often comes before selecting the rest of the finishes and fixtures. This is so the plans can reflect the proper sizes, which will in turn affect the cabinetry layout.

“ ”Enlist the help of a designer

Schedule with TIMELINES

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Secret #7

One of the most important parts of a renovation project is developing a timeline and budget. This can be tedious but by working with a professional who has experience with alterations and has done it many times before, it will be relatively easy.

They will look at the work to be done and allocate a realistic number of days for each process, taking the season into consideration. Depending on the specific renovation, a typical renovation project would take the following shape:

1 Design & Planning: Up to six months before the project starts2 Consents: Usually 4-6 weeks but can be longer if a larger/complex job or if

changes are required during the process. Using professionals should eliminate the later.

3 Demolition/removing the old4 Framing, cladding and windows5 Electrical & Plumbing in wall services6 Insulation and wall linings7 Gib Stopping and Painting8 Fixture and fittings and trim installation9 Painting of trims

10 Flooring11 Clean House & final site clean

Your builder’s quote/proposal should as a minimum detail the above aspects of your project timetable

“ ”One of the most important parts is a project timeline!

Set a realistic BUDGET

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Secret #8

Unless you are experienced with construction, it’s best to hire a professional contractor or estimator to help you determine what materials, labour and time will be appropriate. This step will help you budget with realistic goals instead of guessing. Consider getting several estimates to compare and contrast each professional’s calculations.

When budgeting for a renovation, add a ‘cushion’ of time and money to be realistic of all circumstances. Patience should also be exercised when preparing for a renovation, as all the pieces may not fall into place as planned.

1. Builderscrack.co.nz provides a helpful cost estimator which gives a starting point for the approximate cost of a wide range of renovations.

2. When you need to work out exactly how much your renovation will cost, you’ll need either fixed-price quotes from building companies, or if you already have a plan, a price from a quantity surveyor. For an accurate estimation of how much value your renovation will add, talk to a local valuer.

3. Don’t forget your project may also incur additional consent and compliance fees, insurance and architect’s fees. You need to work these into your renovation budget and finance calculations.

Once you know how much money you’ll need, arrange finance with your bank if required. Being able to show the bank your calculations will go a long way to demonstrating that you genuinely understand what, and why, you’re spending on your house.

“ ”Steps to help budget with

realistic goals

Get a detailed WRITTEN PROPOSAL/QUOTE

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Secret #9

Quotes vs EstimatesA quotation is a fixed price that can’t be changed once accepted by the customer. An estimate is an educated guess of what a job might cost, but it isn’t binding. You’re looking for quotes based on full specification documents and plans, as opposed to estimates.

Getting a quoteTo get an accurate price, you’ll need to supply your builder with lots of information. They will not be able to produce a quote until you have full plans and detailed specifications. The documents required by a builder to prepare a quote, known as the ‘tender documents’, need to include the following information:

A full set of all plans and drawings Specification documents with as

much detail as possible Details of any materials you will provide Details of any work you will sub-contract Details of any contract you intend to use Details of any preliminaries

(demolition, site clearance etc.)

Secret #9 How much is the right price? That requires some work on your part, because it means getting as many quotes as possible. In the end, you may get a few extremely high quotes and a few extremely low quotes, and most likely you will get the majority of quotes that fall around the same price. Chances are, one of those middle quotes will be the right price.

The higher quotes sometimes reflect the skill level of the contractor or the price that the market demands for certain contractors who have a reputation for outstanding-quality work. Extremely low quotes often mean the contractor doesn’t have the experience to properly quote the job, let alone know what it will take to do the job properly, or that he knows how to take shortcuts with your home in order to undercut the legitimate competitors.

So as you start planning your project, be prepared to wait for the right contractor and understand that there are ways to find the right price for the renovation you want.

Reconsider what you can afford. Once you have detailed renovation costs, if necessary decide what you must have and what you’re willing to live without.

Get professional advice to help figure out where to save and where to splurge. You need to know what will add value to your life and/or to your home in the short and long term.

Avoid spending money that you won’t get back when you sell. That’s over capitalising. If you plan to live in the home for the long term it may be less of an issue for you.

Lifestyle blogs and online renovation forums can offer advice on where to spend your renovation budget too. For example, some experts recommend spending 5% of the value of your home on a kitchen and up to 2.5% on your bathroom.

Get REFERENCES AND GOOD GUARANTEES

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Secret #10

Unless you have a strong referral from someone you respect and who has already completed a renovation with them, be sure to thoroughly check references on builders, designers and contractors before selecting them for your renovation project. Ask for contacts and call them to discuss projects completed in detail.

The following are some good questions to ask: (for the sake of the exercise we’ll name the company ABC)

What type of work did ABC do for you? What was the scope of the project? When did this project take place? How long ago? How did it turn out? What was your experience

of working with ABC_? What did you like the most in

working with him/her? What did you like the least? Was your project completed on time? If not, why? Did the costs go over budget? If so, by how much and why? How well did ABC communicate with you? What frustrations did you have along the way? If there were one thing you wish was done differently, what would it be? Were there any items that needed to be changed or fixed after

the project wascomplete? If so, how was the follow up? If I decide to use this contractor, do you have any advice for me? Overall, would you recommend ABC or use them again?

“ Check on references before selecting for your project

“

Secret #10

Guarantees

You wouldn’t buy a new car without a warranty, so why build or renovate your home without one?

Building or renovating your home is probably the biggest investment you’ll ever make, and if anything goes wrong it could be the most costly too. It makes sense to reduce your risk by having a written guarantee and insurances in place, just in case something does go wrong.

Get a written guarantee for:

the quality of workmanship the quality of materials the builder’s qualifications service standards public liability insurance health and safety compliance a fixed price contract the completion date requirement to remedy any faults

Visit:https://www.consumer.org.nz/articles/ne http://www.building.govt.nz/info-for-homeowners-consumersw-zealand-building-code

KITCHEN

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#1 Renovation

A tidy, modern, functional kitchen that looks amazing makes a home more liveable and is pivotal in adding value to a property if you’re ever thinking of moving on.

That’s because, prospective buyers know they’re going to spend a lot of time in the kitchen of any house that they buy. When it comes to updating, there are two options: replace or refurbish.

The state of your current kitchen, budget and end goal will determine which is the right option for you. But refurbishing a kitchen is much more affordable than total replacement and it can make a huge difference.

Whether you are looking to replace or refurbish, key concerns are appliances, lighting, benchtops, cabinets and drawer fronts, splashbacks, skirtings, handles, sinks and tapware.

There is now an incredible diversity of materials, fittings and fixtures available to choose from.

“ ”A kitchen makeover is the number one project for home renovators.

Modern

Galley

#1 Renovation Current trends in kitchen design include:1. Furniture style cabinetry – where designs celebrate the different kitchen

elements as beautiful pieces of furniture, not just workstations, allowing homeowners to create their own personal, warm, welcoming touch to the space.

2. Sculleries – many kitchens now include extra hidden work and storage rooms that are more than just pantries. They operate as second kitchens in open plan areas letting you entertain without revealing any preparation mess.

3. Airy, open, user-friendly shelving - open shelving personalises the space, making it feel lived in and full of character while keeping the kitchen functional and easy to use.

4. Designs that marry traditional and modern – homeowners are shunning the ultra-sleek to mix it up for an eclectic look that combines mixed materials of stainless steel, wood, stone, glass and tiles.

5. Touch-me textures – there’s a move towards using more tactile surfaces such as rustic woods, honed marble and granite as well engineered stones that replicate wood finishes.

6. Gray moves to black – black brings an air of sophistication to the kitchen and gives it a sleek, bold, moody aura – whether it’s just a feature wall or an all-over shade your accessories such as tapware, handles and lighting make it shine.

7. Metallic accents and fixtures – warm metallic hues of gold, copper and bronze replace the usual suspects of silver and chrome to add a dash of luxury.

8. A dynamic hub – the idea of the kitchen being the heart of the home has taken a step further turning the traditional kitchen into a family friendly hub.

BATHROOM

page 33

#2 Renovation

A bathroom that looks old will instantly date your entire property. The sky is the limit when remodeling a bathroom so thinking about what you want to focus on with your particular style and budget. If you have the budget to redo the complete room, that’s great.

But updating your bathroom needn’t be expensive or difficult; simply replacing the bathroom ware and fixtures like cabinet fronts and taps, as well as the lighting, can quickly modernise the entire room.

Quality is essential in the bathroom as wet rooms must be hard-wearing and durable. There’s nothing worse than a poorly functioning shower set-up.

Start a wish list by evaluating your existing bathroom and listing features that you’ve always wanted.

Visit home shows and show homes, scan magazines and websites to gather inspiration. Then establish a budget of how much you want to spend. But also set money aside for the unexpected, such as water or mold problems.

“ ”The sky is the limit when remodeling a bathroom.

Classic

Historic

Modern

#2 Renovation Call a professional

Call a professional even if you’re tackling a small-scale project. Pros know what things cost and what your budget can buy. They can also provide solid advice and how to save and where to splurge. They will help you avoid costly mistakes. Be sure to get a quote before you start.

Bear in mind that moving walls containing plumbing makes the project more expensive. But it might not be the best design solution to work within the existing walls. If electrical and plumbing systems are out of date, it can be cheaper in the long run to gut the room and start from scratch.

The key is getting the best professional for the job and spending more on the installation than on the products. Also invest in items that can’t be changed easily such as flooring, the shower, basin and cabinetry.

Don’t overlook practical features like good lighting, heating and storage. If you’re planning to stay in your home for five years or longer, make sure you create a room that you will enjoy every day.

#2 Renovation Current trends in bathroom design include:

1. Asian style retreats - as our lives get busier, we want spaces in our homes that help us rejuvenate, rest and revitalize. Spa-like bathrooms that we have encountered on holidays in places like Bali and Thailand epitomise this idea. Inspired by classic Japanese elements, the latest bathrooms are filled with natural materials, water features, steam showers, sound systems, gently changing lighting, revitalising shower heads, textures and minimal aesthetics.

2. Natural and sustainable – for a calming vibe, natural materials such as wood, stone and bamboo bring inviting warmth into an otherwise sleek, contemporary bathroom. Living walls of planting or indoor plants transform the room into a dramatic natural environment.

3. Freestanding baths and generous showers – bringing the spa retreat home, freestanding baths make a striking sculptural statement, setting the mood for rest and relaxation, while bigger showers with more than one water source are spaces for rejuvenation and wellness.

4. LED and Sensor Lighting – lighting plays a key role in creating the right mood in a home and LED lights in bathrooms are great for both ambient and accent illumination combined with dramatic chandeliers to shape a truly spectacular room.

5. A sense of warmth – floors can be cold in wet areas so heating is crucial. Heated flooring brings a feeling of luxury to a bathroom.

#2 Renovation Current trends cont’d...

6. Find your niche – niches in the walls of a shower or bath area provide space for shampoo and conditioner bottles, soap or candles. They are a welcome alternative to a plastic shower caddy and free up floor space. The trick is to having niches that coordinate their placement with the tiling pattern.

7. Multiple showerheads – today’s showering experience has unlimited possibilities. There are body sprays, handheld nozzles, rain heads, musical shower heads, spa shower heads and more. Many people install a combination of shower heads to suit every mood. Bear in mind that each of these items will add to the cost of your project.

8. Places to rest – a shower seat isn’t just a comfortable place to sit and relax, it can also provide support for shaving your legs. For a small shower, consider a folding bench.

9. Seamless shower cubicles – forgoing the lip of a shower cubicle can cost extra but it makes entry easier for older and less able users.

10. Add some steam – steam showers are a great idea for those who exercise a lot and a great alternative to a sauna.

OUTDOOR LIVING

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#3 Renovation

New Zealanders love living in the outdoors, so making the best use of the flow from your living and bedrooms spaces to the garden can make your home a lot more enjoyable.

Summer evenings around the barbecue on the balcony, deck, patio, terrace, or in the conservatory or courtyard are something we all look forward to.

When planning a renovation to add outdoor living space, think about the position of the house in relation to the sun and boundaries, which will dictate the size and shape of your project.

Your builder should know the local council restrictions on design parameters and how much ground to cover.

For example, if your deck or balcony is more than one metre above the ground, you will need building consent and a barrier of at least one metre high.

“ ”Making the best of outdoor flow

#3 Renovation To make your outdoor living project successful:

1. Create structure. Think about ways to provide shade, privacy and shelter by defining your outdoor space with structural elements such as fences, planter boxes, walls, canopies, overhead louvres, pergolas and ceilings.

2. Plan for low maintenance and longevity. Ask your builder to select materials and finishes that look good without you having to be a slave to maintenance. However, remember that nothing looks good forever without a little regular effort.

3. Add furnishings. Get creative with outdoor furniture. You can spend a fortune on durable pieces made for the outdoors or go thrifty with Trade Me finds. Choose pieces that are simple, solid and durable. Use paint to add color to furnishings, walls or structures.

4. As well as rain and UV resistance think about mould and how easy it would be to clean..

5. Create ambience by adding lighting and heating. Extend the daytime into the evening and enjoy your nights on the back porch or patio. Go simple with candles, oil lamps and chimineas or get more sophisticated with professional lighting and overhead heaters.

#3 Renovation 6. Add accessories. Finish the space with

attention to details. Mix up the hard landscaping with attractive planting; add a built-in fireplace or barbecue; build in speakers or install a spa pool to truly maximize the enjoyment of your outdoor living spaces.

7. Create storage. Similar to the indoors, storage is a must. No matter if you’re an empty nester or a family of five, you need somewhere to store outdoor pillows, barbecue necessities and and garden tools.

GOING UP

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#4 Renovation

Going up into your attic or roof space can potentially increase the size of your home, adding more storage, another living room, bedroom, study or studio space without expanding the existing footprint of your home or diminishing your garden area. It is one of the most cost-effective ways of adding extra living space to a home.

While there are no such figures available in New Zealand, according to a US publication Remodeling magazine’s annual Cost vs. Value report, an attic bedroom conversion that includes a small bath gives one of the greatest return for your money of any home renovation.

But specific guidelines must be followed and it is advisable to get a professional to undertake some checks to determine whether it is feasible first.

When going up into the roof space, consider:

1. Building codes – these are designed to ensure safety and durability

2. Support structures – do floor joists meet local codes and support the additional weight of a remodeled space?

3. Electrical and plumbing – consult the experts to determine if your system can handle the additional demands

4. Access – you may not have the room for a full set of stairs so a pull down ladder like the Sellwood “loft” staircase is a good option.

“ ”The most cost-effective way of adding extra living space.

#4 Renovation 5. Add light – sloping ceilings can make

adding windows more difficult but lighting and ventilation can make or break the success of an attic space. Skylights or dormer windows are ideal in this area and if this is not convenient, consider solar tubes.

6. For safety reasons, is also important to have a light source around your stairs or the ladder.

7. Use eave space behind the walls for storage.

8. Extend your loft outdoors – adding a balcony especially if you have gained a view – is a great idea when you build up.

BASEMENT CONVERSIONS

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#5 Renovation

Basements are traditionally damp, dark places where you store things that you are not sure you want to keep. But they don’t have to be.

Improve the drainage and damp-proof them; add ventilation and light – so they can be used for almost anything.

If you don’t have a basement but need more room, then you could excavate or lift your house to a new base that will literally double your available space.

Unlike a roof space, a basement is located close to the main living areas and access, and as such has a more flexible range of uses.

A basement is an ideal location for a family living space, such as a media room or playroom. It is also a great space to locate the utility room or storage to free up above the ground space.

Alternatively a basement can have its own entry and provide a self-contained unit idea for a home office, guest accommodation or separate dwelling.

“ ”Add ventilation and light so they can be used for almost anything.

#5 Renovation Things to consider with basement conversions:

1. Get a professional – this is generally not a DIY job. You must adhere strictly to building regulations. It is a big task and if you are excavating, it costs a lot of money. Waterproofing and ventilation are key considerations.

2. It may be impossible to let in light, which is fine if you want a media room or dark room. However if you want an extra living room or bedroom below your house, you will probably want some form of natural light. Glazing from the floor above is a modern way of getting light into conversions. Also consider use of light wells as a source of light and ventilation.

3. Heating – without natural light, your basement room will be cold so you must install some form of heating.

4. Paint walls in natural and light colours.

5. Use light colours for your flooring.

ADDING A ROOM

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#6 Renovation

So you want to create extra space in your home because the family has expanded, you want to work from home, you’ve always wanted a conservatory - there are many reasons why adding a room makes good sense and saves you having to relocate somewhere else.

Before you undertake any form of renovation, you need to have a good understanding of council requirements and restrictions. Even some seemingly simple renovation work requires the approval of local building authorities. It’s important to get the right permits and approval, as failing to do so can cause all sorts of costly headaches and make the property harder to sell in the future.Here are some examples of what you will need council approval for before starting your renovation:

Alterations and additions that affect the structural integrity of the house

Sitework, meaning the earthworks for an extension Decks over 1 metre above ground level

Remember if you are renovating to sell, you should consider the tastes of potential buyers. Don’t spend money that you won’t get back in the sale price. Look at the existing style of the house and neighbourhood. People search in particular neighbourhood’s because they look the age and style of home they find there. In a heritage zone, giving your home a modern look will decrease the number of potential buyers.

“ ”Adding a room saves you having to relocate somewhere else.

#6 Renovation

If you are pondering an extra room, consider your options:

1. Strengthen the home’s connection to the garden. If you are expanding into the outdoors, then why not create a room that maximises the sense of continuity into the garden with doors that open wide and draw in the sun.

2. Use a different exterior material. Rather than matching to an existing brick or weatherboard, create a statement in another building texture.

3. Make a statement. Explore how the addition can express your own aesthetic. If the addition is to the back of the house, you can afford to be more expressive.

4. Create a pavilion. If the site is large enough you can extend the addition out away from the rest of the house but create an almost standalone structure that can be different but complement the original.

5. Mind the scale. Be careful not to overwhelm the existing structure. Your design/building professional can advise on how to adhere to certain angles and details that make the addition look right.

A LAUNDRY

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#7 Renovation

It’s one of the hardest working areas of the home yet most people invest a lot more in their kitchen and bathroom. The laundry is often hidden away; it makes a lot of noise and there’s little incentive to make it look good. But a well-designed laundry can be a pleasure to work in. Above all, it needs to be practical.

Consider the following:

1. Create easy access to the outdoors and think about the perfect location for your laundry – it might be handy to the master bedroom or the kitchen – it depends on your personal style.

2. Try to keep all appliances and plumbing together on one wall – it is more cost-effective and the layout works well space-wise.

3. Storage should be plentiful and safe – laundry chemicals can be quite dangerous and should be kept away from small children. So make sure you can store them out of reach in somewhere inaccessible.

4. Find space above the bench for a hanging rail for shirts so you can hang them as soon as they come out of the dryer.

“ ”A well-designed laundry can be a pleasure to work in.

#7 Renovation

5. Invest in a front loader washing machine. It can sit under the bench beside your drier, giving space to fold. Front loaders clean your clothes better, with gentler handling of garments. Ensure the washing machine is on the left and the drier to the right to give a logical flow to the room.

6. If you’re short on space, have your laundry double as a storage area or mud room. This may be as easy as adding more storage and bench space or installing an extra large sink.

7. Multi-task – the laundry is built for function so think about how many different ways you can make it useful.

8. Install decorative hooks and towel bars to hold laundry bags.

9. A built in ironing board saves space and makes ironing less of a chore – just flip out the board and plug in the iron.

10. Include good lighting – natural lighting brightens the room and eliminates that dungeon feeling.

Task lighting above the bench is also good so you can match the spots and check for stains that might need pre-soaking.

New Zealanders love to renovate and it’s easy to see why. Renovations can transform our homes and add massive value when you sell. When considering which improve-ment to make to your home, people often ask which will add the most value.

There’s no easy answer. Producing a fixed value for the cost of a renovation versus value gained is a case by case situation.

Things to consider:

Often it’s not about return on your money. It’s about turning your home into a more comfortable place to live, specific to your individual lifestyle needs.

Some improvements have a higher rate of return on your investment, like adding a family room or master bedroom. Turning a three-bedroom home into a four bedroom home (or a two bedroom to a three bedroom) makes a huge difference to the home’s value when it comes to selling as it opens up a whole new search bracket. Those searching for four bedroom homes are in a higher income bracket, and they’re prepared to pay more.

Historical data has shown this type of renovation to return one of the best returns on your renovation dollar.

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“ ”

What adds the MOST VALUE

It’s about turning your home into a more comfortable place to live.

Likewise, adding an extra income stream with a granny flat or minor addition adds big value to a property. It opens it up to a wider buying pool with lower budget buyers who are able to service a bigger mortgage.

Kitchens and bathrooms are the most expensive rooms to renovate as they require a whole raft of services like wet-proofing, plumbing, electrical wiring and insulation. But they are what sells houses. So if you’re planning to sell, freshen up the kitchen and bathroom first. You can make a dated bathroom or kitchen look great without having to go through a complete rebuild process.

Decks and patios also add a lot of value. It’s how Kiwis like to live in the summer and some say they can add about 30% value to a home as they extend the footprint of the living area substantially. But only if you incorporate great landscaping that comple-ments the rest of the home.

To help decide on the right renovation to maximise the saleability of your property, ask yourself who the typical buyer is for your specific area; what they want and what they might be prepared to pay. Look around your neighbourhood and ask local agents which features are sought after?

There’s no set formula on selecting renovations that will add value to your home. So before you commit, do your research:

Create a list of priorities for your intended market then determine what your own property lacks

Check what’s desirable and what’s selling best in your local area

Get a registered valuation Call on a builder for ballpark

costings Add the cost for each project to

your property’s valuation and compare it to prices achieved by similar properties around you

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What adds the MOST VALUE

New Zealand has a great tradition of DIY but just “knocking something up” is not without its downsides. In fact, statistics have shown it can be downright dangerous. Did you know, more people are killed trying to improve their homes than are killed on our roads?

One of the problems of renovating is that the work generally takes place in your home so you are living in a building site. This can be noisy, inconvenient and generally disruptive. Ladders, electrical wires, power tools and chemicals all have potential to cause you harm when you are doing work around the home.

That’s where renovation specialists can be helpful as they know what they’re doing and they can help avoid accidents. They will ensure the project runs smoothly and is com-pleted in the shortest possible time.

For many people, especially those renovating with the intention of selling, time is a huge factor contributing to the success or failure of a project. Delays can be costly when you are paying for tradespeople and the property you are renovating is not earning an income to pay the mortgage.

Since professional renovators are experienced at what they do, they will not only produce quality work but they will produce it in a relatively short period of time.

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Great tradition of the DIY is just knocking something up!

Many unexpected challenges can arise when renovating. Often homes hide menaces such as rot and mould, which are only exposed when you start removing walls and flooring. Do-it-yourselfers don’t always understand these must be dealt with effectively or that they can compromise the structural integrity of your home. Experienced renova-tors are very familiar with these kinds of challenges.

Tales abound of DIY projects that were never finished or became disasters in need of fixing by a qualified tradesperson. Renovating can be a minefield. There are numerous decisions to make, especially when more than one sub-contractor is required to complete the work. This is why there are now strict rules around the types of building work that can be done by DIYers. For the inexperienced, it can be completely overwhelming.

A professional renovator is up to date with current regulations and requirements including building codes, environmental issues, health and safety regulations and has excellent relationships with suppliers and sub-contractors.

By employing a professional renovator you gain many benefits including the peace of mind you get from knowing your project will be completed to the highest standard and stand the test of time.

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We trust you have found this booklet helpful as you contemplate your renovation or building project.

If the team at Pzazz Building can be of any further assistance please do not hesitate to contact us to arrange an initial in-home consultation. We offer the following services through our in house team of builders and our regular and trusted partners:

Free In-Home Consultation

Design

Drawings

Consents

Project Management

Build

Handover

Follow-up

A written Guarantee covering all work carried out

We can be contacted on either 0800 792 992

or by email at: [email protected]

or our website:www.pzazz.co.nz

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P: 0800 792 992E: [email protected]

Must-know secrets to successful renovations · 2018. 2. 3. · 2. With renovations, you get the...

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