Recent content by FieldCairn

How many bathrooms are involved, and will the house be occupied during the work? Those two details could materially affect sequencing and cost. “Moderate energy upgrades” also needs defining—otherwise different contractors may price completely different work. I’d arrange targeted investigation...

Don’t stop at the building looking sound. Read the strata records and recent meeting material for planned works, disputes, insurance issues and whether the capital works balance matches upcoming needs. A special levy can overwhelm several years of routine repair reserves. I’d also confirm the...

Model the timing of costs, not just the annual average. For each option, list roof, exterior, drainage, heating/cooling equipment and common areas, then note who decides and pays when work is needed. For the duplex, add tenant turnover, periods with one unit empty and whether rental income still...

My caveat: don’t become so focused on reconstructing the listing that you miss the actual building. A thorough inspection and realistic allowance for condition can overwhelm whatever negotiating signal you derive from marketing history.

One addition: connect that investigation to ordering. Cabinets, flooring and bathroom materials should not be released against dimensions or levels that may change once linings come off. The builder should identify which items can safely be ordered early and which need site confirmation, even if...

Moisture deserves its own pre-start investigation. Ask where readings will be taken, whether the bathroom edges and kitchen plumbing points can be inspected, and what evidence would trigger more opening-up. Also establish who decides whether damaged substrate is patched or replaced. Otherwise...