GT4 - 28 Feb 2009

A quote from Brendan:
Assume nothing, check everything, trust no one, get it in writing!

Forecast:
Unemployment is going to get worse, reaching 9% by the end of the year. For buy & hold, invest in low-medium bracket, because if people in the upper and middle level lose their job, they can downgrade to the low-medium brakcet.

Brendan's prediction:
Extension of first-home boost will be annonced late May, and the first home buyer activity will peak when the first home buyers feels a relief from the urgency of buying soon. July & Aug 09 will be a period vacuum of buying activity, hence a good time to buy. The next opportunity is Dec 09.

Research Tips

Cosmetic renovation
Reno for renting is different from reno for selling!

$5000 rule for cosmetic renovation
As a rule of thumb, each small renovation of project costs around $5000. For example,
replaster the house, around $5000
rewiring $5000
kitchen $5000
bathroom $5000
floor $5000
etc,

So if you have a $15000 reno budget, you have to pick which 3 projects to do to maximise the end return.

Structural Reno
Fixed quotes are the best estimates (Not T&M). T&M places no urgency on tradies to get the job done.

Structural reno often involves big $, it's worth backing up the figure with a Quantity Surveyor's report.

Speak to "Extension" or "Renovation" specialists - cheaper than Architects.


Land Subdivision

1. Get start from Template 19, then contact
2. town planner in the council

• restrictions, overlays, provisions, etc

3.Contact a local or referred land surveyor
- Get a detailed Surveyor's report ($500-$1000).
Q: where can I find a sample of such report?
- Other local authorities:
4.Contact a local or Referred town planner
5. Council planning/authority:
- contribution levies (the biggest hidden cost)
- timing requirements (budget for delays)
- verification of the surveyor's report
6. Local Service Providers
- Power, Water, Sewer, Gas, Phone

Development

1. start from template 19
2. Local town planning consultant
- dertermine overall process
- quotes from different Service Providers : Power, Water, Sewer, Gas, Phone
- Architect
- Quantity Surveyor's report
3. Development companies
- Outsource the contruction project. Get fixed price quotes. Variation is a killer
- visit existing similar developments. Visit construction sites and speak with builder
4. Get estimates from cookie cutter builders

Property Prices

Get multiple opinions from multiple surces and draw your own conclusions:
1. Property reports on recent sales history for similar properties
- Australian Property Monitors: homepriceguide.com.au
- RP Data: myrp.com.au & rpdata.com.au
- Realestate.com.au Sold properties
- Realestate.com.au For Sale properties
- PDOL; consolidated membership works out about $141/quarter
- Basic reports - suburb history for 12 months $50 - $200
- API Magazine
- Title maps
Cross referencing all the above

2. The competition
- OFIs
- Reno quality
- Finished unit quality
- size of house/land
- Location

3. Real Estate Agents
- pretend I want to buy one, how much am I expected to pay for this sort of property?
(likely to get more realistic price with this approach)
- I want to sell one, get me reports
- I want to see one

4. Target market
- who am I selling to?
- what do they want?
- what's selling well?
- buyer's expectations?

5. where there is low sales history
No recent sales
-Review prior period
No comparative sales ata ll
-Review a different but similar type of location
-Be ware of pioneering = big risk

6.Unknown economic circumstances
-When will my project end?
-What's currently going on in the economy
* Media: Lateline on ABC, ABC radio 774
* hotspotting.com.au

7. Formal valuations:

Rental Due Diligence

1. Residential
- Property manager:
price vs condition vs location: supply!
number of vacancies? How long listed?
- Council : population trends, demographics

2. Commercial:
- Commercial property manager
- Council: Industrial developments in the area
- commerical trend

3. Population and Demographics:
- long servicing local agents
- council websites and ABS reports

4. Area income stability:
- what's the primary source of income for the area?
- increasing?stable? decreasing?
- RP Data, council websites, ABS reports

Town Planning
F.R. Perry & Associates

The most profitable way of development is by rezoning the site to a higher use zone, but it's a time consuming and requires large capital.

The 2nd most profitable way is by developing the land into multidwelling site.

DSE website : www.dpcd.vic.gov.au/planning
VCAT website: http://www.vcat.vic.gov.au/

Components of a planning scheme:

• state planning policy framework
• local planning policy framework
• zones
• overlays
• particular provisions
• general provisions
• definitions
• incorporated documents
• list of amendments

Zones: A zone controls land use and development.

Residential Zone considerations:

• the impact of new development o people's amenity
• compatibility with neighbourhood character.

Neighbourhood charactor is open to wide interpretation.

• subdivision design and housing respond to market demand
• compatibility with strategic planning objectives.
• the interface between residential and non-residential uses

Development of land includes the construction of a building, carrying out works (such as clearing vegetation), subdividing land or buildings, or displaying signs. the zones indicate whetehre a planning permit is required to construct a building or carry out works.

Some buildings and works, such as fences and underground services, usually do not require a permit.

Overlays (clauses 41 to 45) control development and are equally important to zones. Overlays apply to areas identified for strategic change or control of issues such as Heritage, Flooding and Design and Development.

There are 22 standby overlays:

-Land Management overlays

-Environmental Significance Overlays

-Special use Overlays

Overlays also have schedules that give distinct controls for particular locations.

Particular Provisons (clauses 51 to 56):

Other planning requirements such as advertising signs, car parking or specified type of use are listed under particular provisions.

It's essential to check whether any of these requirements apply to the land before comensing any use or development.

clauses 54, 55, 56 are particularly relevant to residential development and subdivision.

Incorpoerated Documents: the purpose si to add consideration to a particular issue that relates to the area and is to be read in conjunction with specified provisions to the planning scheme.

General provisons contains information on matters the council must consider before deciding on a proposal under this scheme.

Planing application

step one:

• use the planning scheme map to determine the zone and whether the land is covered by any overlays
• determine whether the use rquires a planning permit.
• determine whether the a planning permit is required for building and works.

Step two:

complete planning application form:

complete and assemble the supporting document including:

• plans
• traffic reports
• planning report
• architectural statement
• photos
• copy of the certificate of title
• submit to coucil

(Perry's firm will commission different people for these reports.)

step three:

• advertising, including notice on site, notification in writing, local newspaper
• submissions in reponses to advertising
• mediation meeting
• consideration by council
• decision by council

step four (if applicable) Planning appeals -VCAT

The following things can be appealed:

• decision to grant a permit
• decison to refuse a permit
• conditions on a permit
• a requirement to give notice of an application
• a requirement by the responsible authority for more information
• a decison of the responsible authority refusing to extend time
• a failure of the responsible authority to extend time
• a failure to grant a permit within the prescribed time

Building permits generally only relates to the construction aspect of a building or other developement.

A building permit is required in most cases involving development. A building surveyor shoul dbe consulted if any building is proposed. if a planning permit is required, it must be obtained before a building permit can be issued.

Development Policy - Yarra Range Planning Scheme

DEVELOPMENT IN RESIDENTIAL, RURAL LIVING AND RURAL AND GREEN
WEDGE AREAS
page 224 - 228 extraction from Yarra Range Planning Scheme

22.11-3 Policy
24/05/20067 C66


It is policy that:
􀂃 Buildings and works generally be contained on land that:
􀂂 Has a slope of less than 20 percent (a ratio of 1 in 5).
􀂂 Is not liable to flooding.
􀂂 Is not subject to subsidence or landslip.
􀂃 Any development be compatible with the surrounding neighbourhood, and be of a scale
and design that respects the environmental and built elements of the surrounding area.
􀂃 Any development not adversely impact on the natural environment of the land or the
surrounding land or watercourses, by ensuring that:
􀂂 Earthworks, filling and excavations are properly stabilised, battered and landscaped
predominantly with indigenous vegetation so that soil erosion and runoff are
minimised.
􀂂 The natural drainage system, including nearby watercourses, sub-surface drainage
and the water table, is not adversely affected.

Building setbacks in a Residential 1 Zone, Low Density Residential Zone,
Green Wedge A Zone and Rural Living Zone

􀂃 Building setbacks, height, site coverage and design enable the efficient use of the site,
whilst also recognising the amenity of the surrounding residents, and the residential and
environmental character of the area.
􀂃 The development be set back a reasonable distance from common boundaries with
adjoining residential properties, to ensure the protection of the residential amenity and,
where appropriate, provide for the establishment of an effective landscape buffer.
􀂃 The setback distance be sufficient to ensure that:
􀂂 There will be no adverse impact on adjoining properties.
􀂂 Daylight to adjoining habitable rooms will not be significantly reduced.
􀂂 Buildings will not significantly overshadow neighbouring secluded private open
spaces or main living areas.
􀂂 Windows of buildings will not directly overlook habitable room windows of
adjoining properties.
􀂂 The development will not increase the impact of the proposal on surrounding land
uses.
􀂂 There will be no increase in the impact of the development on existing remnant
vegetation.
􀂃 Building setbacks from road frontages:
􀂂 Generally reflect the development setbacks on adjoining properties.
􀂂 Have regard to the need to avoid the removal of vegetation.
􀂂 Be consistent with the overall character of development within the locality.
􀂃 If frontage of the site is to a minor road, any building be set back at least 7.5 metres
from that frontage, and if frontage is to a main road, the building be set back at least 10
metres from that frontage.


Building height in a Residential 1 Zone, Low Density Residential Zone, Green
Wedge A Zone and Rural Living Zone
􀂃 The construction of a dwelling or an extension to an existing dwelling:
􀂂 Be of a height that is below the tree canopy level and take into account the height of
surrounding development, the slope of the land and the impacts on views into the
land from adjacent viewpoints.
􀂂 Not result in any part of that building being more than 11 metres above the natural
surface of the ground directly below that part.
This does not apply to a domestic television or telecommunications facility or a
chimney, flue pipe or heating or cooling appliance.

Landscape character and neighbourhood amenity
􀂃 Any development proposal demonstrate that the proposed buildings and works will not
compromise the landscape and environmental qualities of the surrounding area, or
substantially change the natural land form.
􀂃 All development be designed and sited to:
􀂂 Have regard to the built form and to maintain design consistency with surrounding
development and avoid detriment to the local environment.
􀂂 Recognise the land capability of the site in terms of slope, land subsidence potential,
viewlines, enhancement of landscape values, protection of water resources, retention
of indigenous flora and fauna and associated wildlife habitats and other local
amenity considerations, and so as to be unobtrusive in the surrounding landscape.
􀂂 Avoid the removal of remnant vegetation, particularly healthy trees above five
metres in height, and to minimise the disturbance to the root zone of such
vegetation.
􀂂 Avoid prominent ridgelines, hill tops and other visually exposed sites.
􀂃 The external surfaces, including roofs, of all buildings, except within Metropolitan
Residential Areas as identified in the local planning policy for Residential Areas
(Clause 22.01), be treated with non-reflective materials and subdued colours to reduce
the visual impact of the development on the surrounding area. This is particularly
necessary where any development is proposed to be located on a visually prominent
site.
􀂃 All development on land adjoining recreational trails, such as the Warburton Rail Trail,
be sited and designed to minimise the intrusion of any new development into views
from the trail and to retain the overall landscape character of the surrounding area.
Landscaping and visual amenity
􀂃 On the completion of any development, the site be landscaped to protect and enhance
the residential amenity, landscape character and any environmental features of the area.
􀂃 The landscaping be planted within 12 months of the practical completion of the
development or works and then be maintained to the satisfaction of the responsible
authority.
􀂃 In all areas outside the Urban Growth Boundary and in localities in residential zones
which contain a tree canopy cover of mostly remnant vegetation, preference be given to
landscaping using predominantly indigenous vegetation appropriate to the site,
including upper, middle and lower storey plant species.
􀂃 All roads, including internal access tracks, be located, designed and constructed in a
manner compatible with surrounding landscape values and character and which
minimises soil erosion.

Provision of utility services
􀂃 The provision of utility services required for any development, including drainage,
sewerage, water, electricity, gas, telephone, roads and driveway access, be undertaken
in the manner least likely to disturb remnant vegetation and the natural features of the
land.
􀂃 For the provision of drainage, sewerage, water, electricity, gas and telephone services,
the services be underground and, if possible, utilise common trenches. The location and
installation of these services should minimise impacts on indigenous vegetation and
other established trees.
􀂃 All sewage and sullage wastes generated on the site be discharged to a reticulated
sewerage system, if available and, if not available, be treated and the effluent disposed
of within the site on which it is generated.
􀂃 All on-site treatment of sewage and sullage wastes be carried out having regard to the
Environment Protection Authority's Code of Practice - Septic Tanks (On-Site Domestic
Wastewater Management), 1996.
􀂃 Any permit for development where there is no reticulated sewerage contain a condition
requiring the septic tank and effluent disposal system (or any other waste treatment
plant) to be maintained to the satisfaction of the responsible authority.
􀂃 Stormwater runoff, in excess of that which can be absorbed on the site, be conveyed by
drainage to the main drainage system for the area.
􀂃 The construction of any building or the carrying out of any works be done in a manner
which addresses local drainage provision, stormwater treatment and flooding issues.
􀂃 All roads and access tracks be located, designed, constructed and landscaped to:
􀂂 Maintain the landscape values and character of the area.
􀂂 Avoid pollution and siltation of watercourses, soil erosion and unmanaged drainage
discharges on to adjoining land.

Protection of waterways
􀂃 Buildings and works be sited to avoid detriment to the ecology of any stream or
watercourse on or near the site and provide satisfactory drainage and stormwater
management measures.
􀂃 No buildings, including associated waste treatment and effluent disposal facilities, be
constructed within 30 metres of a watercourse within a Green Wedge Zone, Green
Wedge A Zone, Rural Conservation Zone, Rural Living Zone, or a Farming Zone or
within 10 metres of a watercourse in any other zone.

Dams
􀂃 Dams only be constructed if the:
􀂂 Dam is required to provide water to supply agricultural or domestic needs on the
site.
􀂂 Construction of the dam will not result in the quantity or quality of water flows in
any watercourse or wetland being reduced to a level which will detract from the
value of any watercourse or wetland as a flora or fauna habitat, amenity feature or
source of water supply.
􀂂 Design and siting of the dam will not result in dam failure or the creation of a
potential safety hazard to adjoining or nearby properties.
􀂃 Dams not be constructed within 30 metres of a watercourse or on sites which would
result in the obstruction of any permanent watercourse or the destruction of any
indigenous wetland vegetation.
􀂃 Any dam constructed be located at least 10 metres from any property boundary to
provide for landscaping and access for maintenance works.
􀂃 Any dam constructed be appropriately landscaped with

Melbourne @ 5 million

http://www.dse.vic.gov.au/DSE/dsenres.nsf/LinkView/B9023E3BAACA5A6ACA256EF60019E55806C7DF80826B65674A256DEA002C0DCA
Victoria in Future 2008 - Detailed data files
O
verseas migration

Net overseas migration to Australia is assumed to be 200,000 persons per annum for the first three years of the projection period, then 180,000 persons per annum over the remaining period of the projections. This assumption follows closely the ABS medium assumption of 180,000 persons per annum for the entire projection period, as published in "Population Projections Australia, 2006-2101". It is assumed that 26.5% of net overseas migration willl be to Victoria, consistent with ABS assumptions.

180000 x 26.5% = 47700 new imigrants to Victoria every year

Interstate migration
Net interstate migration from Victoria is assumed to be a loss of 2,000 persons per annum for the first three years of the projection period, then a loss of 6,000 persons per annum over the remaining period of the projections. This assumption follows closely the ABS medium assumption of a loss of 6,000 persons per annum for the entire projection period, as published in "Population Projections Australia, 2006-2101".

Net population increase is 47700-6000=41700 per annum projected for Victoria.

New Dwellings
In metropolitan centres such as Melbourne, there are not unlimited opportunities for housing development.

Additional dwellings are generally only created in three ways.
1. in established residential areas, through infill development (the take-up of unused lots or portions of lots, or the creation of vacant lots through demolition). i.e. vacant block or subdivision in established areas
2. Secondly, land can be converted to residential use from a former non-residential use, such as industry or education. The resulting developments are known as major redevelopment sites.
3. new dwellings can be constructed on broadhectare, or greenfields sites - vacant (generally ex-rural) land which is zoned for subdivision.

Population and number of Private Dwelling Growth Trend by LGA:

LGA with the sharpest poulation growth trends are:
Casey
Wyndam
Whittlesea
Cardinia
Which is a result of availability of additional dwellings in these areas to accomadate the growing population

Average household size change Trend by LGA:

* To calculate average household size, divide Persons in Occupied Private Dwellings (POPD) by Occupied Private Dwellings (OPD)

Across all LGAs, average houlse hold size is projected to decrease slightly by 0.13 over the next 20 years. No LGA is projected to have a different trend.

Larger household size indicates more demands for larger family homes
The household size decreases slightly across all LGAs

City of Nillumbik, City of Hume, City of whittleseas currently has the highest household size of 3.03, 3.02, 2.99, and City of Port Phillip and City of Melbourne rank the lowest at 1.89 and 1.92 respectively.

Year to June 30th 2009

** The total for the Shire of Yarra Ranges does not include data for the Statistical Local Area (SLA) of "Yarra Ranges (S) - Pt B", as this lies outside the Melbourne Statistical Division

Melbourne Statistical Division 2.57

Nillumbik (S)
3.03
Hume (C)
3.02
Whittlesea (C)
2.99
Casey (C)
2.92
Brimbank (C)
2.91
Melton (S)
2.91
Wyndham (C)
2.85
Cardinia (S)
2.79
Manningham (C)
2.76
Knox (C)
2.76
Greater Dandenong (C)
2.72
Yarra Ranges (S)
2.72
Monash (C)
2.63
Boroondara (C)
2.54
Banyule (C)
2.53
Maroondah (C)
2.52
Hobsons Bay (C)
2.50
Whitehorse (C)
2.50
Bayside (C)
2.49
Frankston (C)
2.47
Kingston (C)
2.45
Moonee Valley (C)
2.43
Moreland (C)
2.40
Darebin (C)
2.39
Mornington Peninsula (S)
2.38
Glen Eira (C)
2.37
Maribyrnong (C)
2.37
Stonnington (C)
2.13
Yarra (C)
2.11
Melbourne (C)
1.90
Port Phillip (C)
1.87

Occupancy Rate

* To calculate occupancy rate, divide Occupied Private Dwellings (OPD) by Structural Private Dwellings (SPD)

** The total for the Shire of Yarra Ranges does not include data for the Statistical Local Area (SLA) of "Yarra Ranges (S) - Pt B", as this lies outside the Melbourne Statistical Division

The occupancy rate of each LGA is not projeced to change over the next 20 years:

Year to June 30th 2009

Knox (C)
0.98
Nillumbik (S)
0.98
Whittlesea (C)
0.98
Manningham (C)
0.98
Casey (C)
0.97
Monash (C)
0.97
Banyule (C)
0.97
Hume (C)
0.97
Maroondah (C)
0.97
Whitehorse (C)
0.97
Greater Dandenong (C)
0.97
Kingston (C)
0.96
Boroondara (C)
0.96
Yarra Ranges (S)
0.96
Frankston (C)
0.96
Cardinia (S)
0.96
Brimbank (C)
0.96
Glen Eira (C)
0.96
Darebin (C)
0.95
Hobsons Bay (C)
0.95
Moreland (C)
0.95
Moonee Valley (C)
0.95
Maribyrnong (C)
0.95
Wyndham (C)
0.95
Bayside (C)
0.95
Melton (S)
0.95
Yarra (C)
0.94
Stonnington (C)
0.94
Port Phillip (C)
0.92
Melbourne (C)
0.88
Mornington Peninsula (S)
0.76

reblocking, releveling and underpinning

source: http://www.betterfoundations.com.au/
Contact Details
Ph: (03) 9304 4844 Mob: 0409 180 821 Fax: (03) 9354 6870

Reblocking

Re-blocking means the replacement of rotted and defected stumps which causes structural damage to a new concrete or red gum stumps this will involve the re-levelling of the house.
Re-blocking is needed when:

Cracks on the plaster
Doors and windows are stuck
Floors sloping
Cracks in the floor or tiles

Re-levelling and extra stumps

Because of extreme weather and poor soil condition or plumbing leaks some of the houses with a concrete stumps needed re-levelling or extra stumps to support the structure of the house If any signs of

Cracks on plaster,
doors and windows are stuck,
floor sloping or not level.
Do not paint or renovate until the house is supported with extra stumps or re-levelled…..

Definitions of underpinning

Underpinning is a means of transferring foundation loads to deeper soil supported by new concrete pad to provide vertical support that is not present in the existing footing.

Causes and signs of foundation failure:

Foundation damage tends to happen very slowly, so its often difficult to notice it.Moisture beneath the center of your foundation remains consistent unless aggravated by the introduction of excess moisture, such as plumbing leaks or sub-surface water movement. As evaporation and transpiration cause the soils to dry and shrink around the perimeter of your foundation, the structure begins to move. Uneven moisture causes uneven movement, which can lead to structural and cosmetic damage to your home.

Evaporation - hot dry wind and intense heat will often cause the soil to shrink beneath the foundation. This settlement may cause cracks to appear throughout the structure.

Transpiration – Tree roots may desiccate the soil beneath a home causing the soil to shrink and the home to settle.

Plumbing Leaks – Water from plumbing leaks is often a cause of foundation repair.

Drainage – Improper drainage is a leading cause of foundation failure. Excess moisture will erode or consolidate soils and cause settlement.

Inferior Foundation Construction – Insufficient steel and inferior concrete will contribute to movement on the slabs of perimeter foundations.

Poor Soil Conditions – Poor soil and its expansion and/or contraction contribute to foundation failure.

Extreme Weather – Hot, dry weather and cool, wet weather cause soil to expand and contract unevenly causing differential foundation movement.

Signs of foundation problems:

Signs on the inside of the home

Misaligned doors and windows
Cracks in the plaster
Doors and windows that stick
Sloping of the floor
Cracks in the floor or tile

Signs on the outside of the home

Cracks in the brick
Gaps around the doors and windows
Cracks in the foundation
Fascial board pulling away

Signs in the garage

Separation from door
Wall rotating outward
Cracked Brick
Signs in the basement
Walls leaning in or out
Cracks in the wall
Water intrusion

Foundation maintenance

Homeowners can take active steps to maintain their foundations. Typically these include watering the foundation to keep the soil near the foundation (uniform) moist.Changes in the grading around the house such as fencing or planting beds immediately diagnose and repair any plumbing leaks.After all when the house needs the foundation repair, the homeowner should consider the risk that something worse might happen and the loss of resale value in the home because this is a complex and sometimes emotional issue with every day trade-off between budget and the new cracks on the plaster or brick wall.

Underpinning Process

A site inspection of the property is required to investigate the damage; a detailed quotation will be given explaining the cost involved for each pin. If the owner would like to go ahead with the quotation, they are required to sign a contract which will be sent out for signing.Our engineer will inspect the site to determine the amount of pins required and to draw the plan explaining the depth and the positions of the pins.Once we receive the plan, our underpinning team will set out to prepare the property for the work to commence. During this process, concrete, doors, fence etc may need to be removed.

Once the area is prepared, the holes for the pins will be cleaned out for council inspection.After the inspection, the concrete is placed in to the pin holes leaving enough space for jacking, the concrete needs approximately three to four days to cure. Once the concrete is fully cured, our underpinning team will return to the site to attempt to jack the building back to the original level. After this procedure, the concrete will be placed in to the pin holes. Our team will ensure that no gap exists between the underpinning concrete and the existing concrete footing.

subdivision

source: http://www.abodedac.com.au


Subdivision

Before a subdivision permit may be obtained, a town planning permit must be approved. However in some cases /councils this is the same thing.

Once a town planning permit has been approved, this subdivision is a formality. The town planning permit was the concept – the subdivision permit is the details.

The main objection of a subdivision permit is the issue of multiple titles at the end of it. To do this, a number of letters of consent/compliance must be met by local authorities/boards. Once all of these have been met, council will issue a statement of compliance which is handed to the titles office for issue of titles.

The bulk of the independent work is performed by a land surveyor. They will draw up the required subdivision (i.e., proposed new title boundaries, dimensions, easements etc) as per the approved town planning permit and its conditions. Along with this, a schedule of body corporate if required will also be submitted.

Once received and approved in principal, council forward the proposed subdivision to all the local authorities for their response / letter of consent. Firstly they will determine whether they are happy with the planned subdivision, then determine whether increase in the infrastructure is necessary to accommodate this. Generally a once-off fee (acceptance fee) is payable, then a letter of consent is issued. These change per size and location of the subdivision, the authorities concerned are
1. Power
2. Waterboard (water/sewer
3. Telstr
4. Cas

For larger scale subdivision, a civil engineer will be engaged to design
1. Storm water
2. Sewer
3. Water reticulation
4. Roads, internal access ways incuding finished ground levels

A subdivision permit/grant of titles can be a lengthy process. Please be aware that you MAY build multiple dwellings BEFORE multiple titles are issued. This ensures long delays are masked while construction is taking place.

Subdivisions vary immensely – so please contact us direct for direction with your project. No set fees exist for this service, so a proposal will be tailored to your needs.

Feasibility Studies & Subdivisions Services

Yellow Page search result

Peter Mulcahy and Associates Pty Ltd (surveyor)
1/62 Wellington Parade, East Melbourne, VIC, 3002
(03) 9415 1192

1. Wayne B Thomas (contact: Tim George)
Subdivisions, Feature Surveys, Title Re- Establishment, Town Planning
3407 Warburton Hwy Warburton VIC 3799
ph: (03) 5966 9966

2.A.P.T. Design, Drafting & Construction Pty Ltd
We Provide A Full Service From Planning, Design, Drafting To Building
7 Somers Pde Altona VIC 3018
ph: (03) 9398 3277

3.Abode Design & Construct

Individual Design. Wholesale Construction. Instant Online Quotes.
Complete Package! Town planning to full construction.
PO Box 1210 Niddrie VIC 3042
ph: 1300 737 646
http://www.abodedac.com.au/
FREE - NO OBLIGATION QUOTES AND SITE INSPECTIONS.


4. Land Use Town Planning Service
Your Complete Planning & Development Service: First Consultation Free!
Suite 2, 1386 Toorak Rd Camberwell VIC 3124
ph: (03) 9889 3618

5.Keen Planning Services
Proven Approach & Success Rate. Permits, Appeals, Mediation, Rezoning
Suite 1 245 Bay St Brighton VIC 3186
ph: (03) 9596 9000

6.Acorn Planning

Bentleigh East VIC 3165
ph: (03) 8685 8255
http://www.acornplanning.com.au/

7. Wakefield Planning
PO Box 5450 Mordialloc VIC 3195
ph: (03) 9588 1998

Ways to bag a bargain

Source:　Your Property Investment
http://www.realestate.com.au/doc/Resources/Invest/property-investment-bargains

Your next property purchase could be a steal if you adopt the right approach and get ready to take a shot when it raises its head. We looks at ways to sniff out a great buy.

Markets are all about supply and demand, and a property’s value is a fixed figure reflecting a balance of both. Right? Well, mostly yes, but there are ways to push your advantage so that you end up paying less than you may have expected and land a great buy that will fill out your portfolio plus provide plenty of opportunities for dinner party gloating at your next social engagement. The key is to get smart, get ready and back your judgment.
We’ve found a few ways to help you look back on your next purchase with smug self-satisfaction.

1- Look for an eager vendor

A vendor under distress is the most obvious component of a cheap purchase. There is no moral high ground here – often it’s a case that the seller needs a quick disposal and is willing to cut back on the price in order to move the bricks and mortar on.
While it isn’t pleasant to see another party in a sticky situation, you may be doing them a favour by relieving them of the property and, in most circumstances, it’s a business transaction where if you don’t someone else will.
Ben Anderssen is the director of Brisbane-based buyer’s agency Property Chase and is on constant lookout for property bargains for his clients. He often finds his best source of information to be the seller’s own representative.
“If you quiz the agent you’ll get to the point where they’ll start telling you perhaps a bit extra... And you can’t forget that agents, despite everything else, are there to do a deal. You’ll be able to tell pretty quickly whether or not they’re in a hurry to sell,” says Anderssen.
Some eager vendor situations:

The vendor has bought elsewhere
Gun-shy buyers will contract on one home before selling their current abode and will include a ‘subject to sale’ clause in the dealings. As settlement draws near, they become eager to dispose of their old property and now is the time for you to leap. Drive hard on the bargain – particularly when you’re armed with a cash contract free of conditions.
“I spoke to an agent the other day and he said: ‘It’s a young couple that owns this property and they’ve bought another house and have bridging finance.’ And I just thought: ‘Oh, my god, this is perfect,’” recalls Anderssen.


Divorce settlement
No one enjoys seeing these situations come to a head, but the end of a relationship is often punctuated by cutting ties and the settling of assets. Even where the separation is amicable, there is often an eagerness to move on and this means disposing of assets at a quick sale price. The effect can be amplified in acrimonious endings where both parties are eager to sever ties as quickly as possible.

Mortgagee sale
Costs of living pressures, interest rate rises, spiralling petrol prices – these are all catch phrases that have put further stress on those trying to service a mortgage and keep their head above water. Unfortunately, an overextended buyer may receive an unwanted knock on the door from the financier looking to recoup their loan.
Watching for a ‘Mortgagee in Possession’ sale is one strategy, and another is to seek out an owner trying to consolidate their assets and settle their loan.

Deceased estate
In the situation where property is willed to the next of kin, there may be many recipients to consider. While this is sometimes a sticking point, it’s common for family members to agree that a quick disposal of the property will help put the estate to rest.
Another consideration when multiple beneficiaries are involved is that the value of their share becomes diluted, so any reduction in the offer can appear minor. For example, a $500,000 home divided between four siblings will reap $125,000 per share. If a cash unconditional offer of $460,000 is forwarded, a $40,000 saving to the buyer means each sibling now gets $115,000 – not too dramatic a fall in the scheme of negotiations.

2 - Get smart

Forearmed is forewarned. When a bargain arrives, the first buyer to spot it will be the victor, so if you don’t recognise the opportunity when it arrives, someone else will run off with it.
My first purchase occurred in inner Brisbane in 2003. After months of researching the market, I was sure a dated two-bedroom unit with lock-up car accommodation could be located for under $180,000. Despite the agent’s reservations about such an animal existing, I received a phone call from one local realtor informing me that something had come onto the market “just yesterday”.
He first called the out-of-town lady at the top of his possible purchaser list who was keen to find a Brisbane base for her student daughter, but she had baulked at the $145,000 asking price.
Within three hours we’d arranged to meet at the unit and, armed with an intimate knowledge of the market, I suggested he bring around a standard contract of sale at the asking figure. The contract was signed on the kitchen bench within the first half hour of the inspection.

The body corporate manager told me later that the Gladstone-based couple who sold it was delighted to get $145,000 for it. My response was: “That’s great because I was delighted to pay $145,000 for it.” After $30,000 worth of renovations, the unit was worth approximately $210,000 and now five years later is around the $340,000 mark.
Know your market. Set your criteria on what you want and get informed. If you know that your next investment is to be a four-bedroom, two-bathroom, double-garage renter in outer Melbourne, get real about what they sell and rent for. Dig, dig, dig so you become the local expert.

When the right property comes along, you might be surprised to find that both the vendor and your competing buyers have scant idea as to what a great deal a property offers.

3 - Be prepared

By taking care of a few of the basics, you can remove uncertainties and move quickly.
Arrange your finance before you start hunting your prey. Know how much you can afford to borrow and get it organised. Now is the time to shop around for finance, not when your unconditional day of reckoning is imminent.
Also, go through the exercise to work out what sort of rental you need to achieve on your property to help service the loan.
This is an important step that can stop a prospective buyer in their tracks if they haven’t taken the time to consider the return on the investment.
Form a relationship with professionals whose help you’ll need when snapping up a deal.
Most valuers will be happy to discuss their general expertise and what they look for in a property, and can stand at the ready to provide their services quick-smart when they know you’re likely to call.
Similarly, have the phone number of your trusted pest and building inspector handy so they can provide a ready-to-go service when you come up with a possible winner.
By making their acquaintance early, you can get some pre-purchase heads-up on possible pitfalls that might surround your sale of the century.

4 - Look for the angles

Bargains aren’t always obvious and you must dust off a little dirt to find the gold seam. Try thinking outside everyone else’s square to see if you can make a go of a property possibility.
For example, one agent in a near-university suburb has built a formidable self-funding rental portfolio by identifying homes where additional bedrooms can be created for leasing on a per room basis to the student market.
It’s also worth considering whether a property holds a value to you over and above the local market. Perhaps by purchasing your neighbour’s home you may suddenly find yourself with a potential development site ripe for rezoning to units. And all for not much more than the cost of a standard residential dwelling.
Bargains may also be had by considering other angles for savings. Purchasing a home from a family member or buying the property you currently rent may circumnavigate the need for agents, thus saving on commission. In the latter case, you may also come to an arrangement where you’re compensated for upgrades you’ve carried out on the property yourself.

5 - Stick with the basics

Bargains aren’t bargains if things go sour easily.
Avoid main roads and adjacent rail lines. These things don’t sell in a soft market.
The rule is: a window of opportunity comes around to sell a dud property about once every seven years, so avoid them like a biblical plague.

How not to repay the depreciatin you have claimed when you come to sell the property

what you need to do is to attach a schedule to the sale of contract that lists out all th einternal fixtures and fittings at current carring down value. That way the purchaser is buying them at "current carrying value" so that the gain made is a capital gain rather than recouped depreciation.

Draftsman

JONTIAN GROUP PTY LTD
building design + townplanning
t. 9326 1949 f. 9326 2640

Director:Joseph Lo Giudice

based in : Essendon
western, northern suburbs

My Environment

My Environment, a new Federal Government website, provides a database where you can enter any residential address in Australia to create a free report on a range of information about your local area.

You can find out about:

world and Australian heritage sites
parks, elevation and landforms
soil and vegetation cover
vulnerable and endangered plants and animals
pollution risks and where you can recycle waste oil
wetlands, water catchment and conditions
weather, average temperature and rainfall.

How to use My Environment

1. Visit My Environment which can be found at the Department of Environment Water Heritage and the Arts (DEWHA) website.
2. Enter the property address details in the search field on the right hand pane. (Hint: do not enter the type of street into the street field, rather, use the drop down menu. If you have a flat or unit number, use only the street number.)
3. Select the type of report you want to create.
4. Select "Create Report".