This week, Ipswich & Logan Granny Flats, the expert builders of granny flats in SE Qld, salutes the hard-working females of our world and are here to offer an innovative escape. It’s the equivalent of a man-cave, where you can escape crying babies, the clothing on the floor that you swear you just neatly folded and all that dreaded housework.

We’re pretty sure you’re going to want a ‘She-Shed’ after reading…(So call Sonia!)

June 25, 2016
The Daily Telegraph | Aidan Devine

A DEMAND for “she sheds” — the female take on a man cave — has sparked a surprising building phenomenon.

The trend has seen women in Australia and around the world erect private sanctuaries in their gardens to escape the stresses of modern life and spend time away from their partners and families.

The structures they are building tend to be more elaborate than the basic tin sheds men have traditionally used for stowing things such as power tools and range from cabins carved from pink wood and old French doors to $110,000 granny flats.

Custom sheds designer Rob Martin of Unique Smart Sheds said his company alone has been engaged in 20 projects where women have commissioned a backyard space to call their own.

“Every one of them had a different need for it. They’re using the sheds for almost everything,” ” he said.

Landscaper Olaf von Sperl of Adore My Garden is into his second she-shed project and agreed that the trend is picking up, particularly in Australia, due to our large backyards and sunny climate.

He recently designed a she-shed with a grassy roof outside artist Cindy Goode Milman’s home in Avalon and is working on a similar feminine retreat for a yoga instructor living nearby, which is set to be made from recycled material.

“These kinds of garden spaces are popping up all over the place now,” Mr von Sperl told The Saturday Telegraph.

Part of their popularity is that they give women an opportunity to enjoy their gardens with minimal interference, and to pursue creative projects.

Natalie Holt has a she-shed out the back of her Bangalow home and said she had always wanted a space she could use in the same way men use garages or rooms they’ve turned into man caves.

“It’s my little sanctuary,” she said.

“I go there when I want an escape.”

Building the shed was also a way to pursue her passion of finding new uses for recycled materials, she said.

Her shed is built from repurposed weatherboards and windows that she found in salvage yards and even has a solar-powered chandelier.

Lisa Rindell owns a similar she-shed in Coffs Harbour made from old farmhouse timbers and pressed tin and said her partner has been one of its biggest advocates.

“He gets it,” she said. “He has his ‘lair’ where he keeps his tools. This is mine.

“Sometimes I’ll sit inside with a glass of chardonnay, but most of the time I go there just to think. The rest of the family knows not to come in when the door is closed.”

Sisters Alana and Madi Smithies have a slightly different take on the concept.

They have a custom-built granny flat in the garden of their Newport home, which has become something of a social headquarters for the local surf lifesaving club.

“It’s great for entertaining friends,” Madi said.

“It’s full of our pictures from coastal holidays and it’s got a real ‘beachy’ feel.”

The granny flat has made it easier for the sisters to continue living with their parents.

“It helps us enjoy our own space,” Ms Smithies said.

The rise of she-sheds has mirrored growth in the backyard building industry.

Government data showed the number of NSW properties with secondary structures grew 260 per cent between 2009 and 2014 and 20 per cent from 2014 to 2015.

The desire for a recreational structure drove part of that growth.

A Gateway Credit Union survey revealed she-sheds, man caves and teen retreats trumped home offices and guest accommodation as intended uses for secondary dwellings or granny flats.

Gateway CEO Paul Thomas said more people are realising “the lifestyle value sitting in their backyard”.

****************************************************************

LIKE THE IDEA OF HAVING YOUR OWN ‘SHE-SHED’?

CONVINCED YOUR INVESTMENT PROPERTY COULD USE A GRANNY FLAT?

For more information

CALL SONIA 0403 309 136

This week at Ipswich & Logan Granny Flats, the expert builders of granny flats in SE Qld, bring to you a reminder that granny flats can be built and transformed into many things – hobby spaces, to generate income via renting, to keep the kids at home… If you’re looking to downsize the family home, this could be your granny flat solution!

Read and enjoy:

The Sunday Times (Perth) | Anthony Keane
June 16, 2016

A SURGE in granny flat construction in Australia is helping more than just grandparents.

Homeowners with backyards are using granny flats to keep adult kids at home, build man-caves and “she-sheds’ and to generate income by renting it to travellers.

Research by Gateway Credit Union has found that one-third of homeowners are considering a granny flat, and another 22 per cent are open to the idea.

The main reasons are to provide extra recreation space for family or as a home office, while ageing parents rank down the list. Women were more likely to take in a family member, the research found.

Gateway Credit Union CEO Paul Thomas says there has been an “explosion” in granny flat construction, and the average $100,000 cost of building a granny flat is much less than the cost of an apartment.

“There are plenty of granny flat builders and, as with any construction, (you need to) research the options well,” he says.

Sharon and Ted Smithies built a modern two-bedroom granny flat in their backyard for daughters Alana, 25 and Madi, 22.

With 60 square metres of living space, a deck covering 39 square metres and a nearby spa bath, it has become the social headquarters of the local surf club, Smithies says.

“It was to keep the family together,” she says. “We knew the girls wanted a little independence and we do have a nice large block of land.

“It’s been an absolute blessing.”

Carolyn Parrella, general manager at landlord insurer Terri Scheer Insurance, says it’s important to know the value of a granny flat.

“Generally it’s on the same title, so it creates a bit of murkiness,” she says. “There’s more to think about than a stand-alone property.

“If people are using it as a rental property, it’s the same as any other rental property. Look after it in a professional manner, have a property manager do inspections and make sure you have insurance.”

If you’re using a granny flat for income, talk with your insurance company or a landlord insurer to make sure the risks are covered, Parrella says.

Some states allow people to build a granny flat for financial gain, while others are reviewing their laws.

Gateway’s Thomas says Australia has the second-largest AirBNB market behind the US. “People have really seen the value of their backyard and seized the opportunity to provide travellers with an alternative to expensive hotels,” he says.

Thomas says when it comes to financing granny flats, people can look at borrowing more from their existing lender, but be watch out for extra costs.

“Lenders will often charge a higher rate if the property is to be rented or used as a business premise,” he says.

“The other alternative is a construction loan. These are paid in stages so borrowers can draw down the money they need, as they are building, and therefore they don’t pay interest on the whole loan from the start.”

 *********************************************************************************

THINK A GRANNY FLAT IS THE ANSWER TO YOUR SITUATION?

LOOKING AT BUILDING A GRANNY FLAT ON YOUR PROPERTY?

IPSWICH & LOGAN GRANNY FLATS CAN HELP YOU!

For more information

CALL SONIA 0403 309 136

This week, Ipswich & Logan Granny Flats bring to you yet another article about the granny flat solution and how it’s helping to save generations of families. If you’re looking to downsize, this might be the answer you’ve been looking for!

Read and enjoy:

The Courier Mail | Paula Shearer
June 16 2016

The popular granny flat is helping Gen X homebuyers out of a tight fix in their quest to house multiple generations.

GENERATION X has become the forgotten demographic in housing – but granny flats might just save the day.

While the Gen Y struggle to buy a first home has been well documented, and there has been plenty written about today’s amazing downsizing options for Baby Boomers – what about that generation sandwiched in the middle?

The parents of Gen Y still have their 27-year-old kids at home, while making some tough decisions on the care of their ageing and slightly-older-than-Boomer parents, also known as the Silent Generation.

Faced with housing a number of generations in one home (a cultural norm in some societies) gen X homeowners are turning to “dual-living options”.

Once known as the “granny flat”, these spaces are now also popular for families with adult children still living at home.

Coronis Coorparoo agent Warren Maddox said he had seen a lot of dual-living homes sold recently, and they were generally popular with buyers.

Mr Maddox is now marketing 44 Marie St, Murarrie for $549,000. The two-storey home includes a downstairs multipurpose room and a kitchenette.

Like many older-style homes with dual-living “potential”, the original house has been enclosed downstairs, slightly under the minimum 2.4m ceiling height required for bedrooms and living spaces to be officially deemed “habitable rooms”. Building codes require a 2.1m height for kitchens and bathrooms – smaller spaces are classified utility rooms.

Not that ceiling heights seem to bother most buyers, according to Mr Maddox.

“Most of the interest has been from families just wanting that larger space and options,” he said.

A search of listings on realestate.com.au reveals buyers wanting to spend under $1 million on a dual-living home are likely to end up with a two-storey home in Brisbane’s more established suburbs.

But, surprisingly, there are plenty of houses to choose from.

For offers over $545,000, Belle Property has listed a four-bedroom brick home at 259 Stanley Rd, Carina.

The house, which is 7.5km from the city, has three bedrooms, a bathroom, kitchen, living and dining rooms upstairs with a bathroom, kitchenette, study and utility room downstairs.

Both bathrooms have been renovated, there are built-in wardrobes and the bedrooms have ceiling fans.

At Kedron, a renovated Queenslander has a dual-living space downstairs with a bedroom, new kitchen, large bathroom and open-plan living area.

There is a separate entrance plus an outdoor entertainment area.

The property also includes a separate, 6.9m by 5m studio cottage with a loft at the back of the 544sq m block.

Marketed by David Lazzarini from Ray White Lutwyche, the property at 130 Leckie Rd is priced at offers over $799,000.

Ray White agent Maree Grieve has the complete dual-living package at 12 Franklin St, Annerley, for $910,000-plus.

The freehold 1920s Queenslander has been converted to two registered flats offering plenty of options for owner-occupiers and investors.

Ms Grieve said each level had three bedrooms, a main bathroom plus ensuite, a living space and kitchen – offering plenty of room for two generations to share a house while having their own space.

Upstairs there are two balconies while there are patios to the downstairs residence.

For buyers over $1 million, LJ Hooker agent Jane Elvin has a renovated Queenslander at 190 Park Rd, Yeerongpilly.

Listed at $1.295 million, the downstairs includes a bedroom, office, bathroom, kitchenette and living space.

The character home has high ceilings, open fireplaces and wooden floors.

Upstairs the main residence has three bedrooms, main bathroom plus an ensuite, living room, kitchen, dining, two sleep-outs and a deck.

At Sunnybank, a two-year-old brick home at 19 Wana St, Sunnybank, has a private granny flat.

Priced at $1.35 million, the eight-bedroom, five-bathroom home is 464sq m. Marketed by Rosa Chiu from LJ Hooker, it is set on a 678sq m block.

The granny flat floorplan includes three bedrooms, a large living area, kitchen with plumbing for a dishwasher or washing machine, a full-sized bathroom plus an ensuite to the main bedroom.

There is a separate entry and a low-maintenance garden, offering the perfect setup for a Gen X buyer who wants to help an adult child into the property market, while maintaining privacy for everyone in the family.

*******************************************************************

ARE YOU IN NEED OF A HOUSING SOLUTION?

WANT TO BUILD A GRANNY FLAT IN SOUTH-EAST QUEENSLAND?

IF YOU NEED TO FIND A SUITABLE PROPERTY FIRST:

We can act as Buyers Agents on your behalf!

For more information

CALL SONIA 0403 309 136

This week, Ipswich & Logan Granny Flats, the largest builder & supplier of granny flats in SE Qld, bring to you a great article highlighting the countless ways a granny flat can turn your backyard into a positive cash-flow investment! Think your backyard could use some sprucing up? Consider the granny flat solution – it can double your rent return!

Read and enjoy…

The Age
24 May 2016

Maria Krohn had paid off her house when she decided to build a two-bedroom granny flat in the back yard of her house in Concord in Sydney’s inner west.

“I wanted to buy a little two-bedroom unit in the area but I would’ve probably had to spend $600,000 or $700,000 and so I decided to go with a granny flat instead,” Maria says.

“It had a build cost of about $140,000 and all up with council fees and so on, it was well under $200,000.”

Granny flats are proliferating like crazy, at least in NSW where the rules are much more relaxed than Victoria.

They can be great investments, with the rent earned as a proportion of the cost of the flat usually higher than for an investment unit. Figures from Flatmates.com.au suggest the average rent for a granny flat in Sydney is almost $300 a week.

In Maria’s case, she rents the flat out on Airbnb for more than a $100 a night and it’s almost always occupied.

The 54-year-old senior administrator has been letting it out to visitors from overseas and interstate, with the average length of stay at four nights.

“[The bookings] have been pretty solid and it is really like my second job now because I go into the flat between visitors to change bed sheets and get it ready for the next guests,” she says.

Maria borrowed the money for the granny flat, with the loan scheduled to be repaid over 10 years. The repayments come straight out of her pay, but she puts all of the rental income into her loan and she is on track to pay it off in five years.

Property investing expert Kevin Lee, of Smart Property Adviser, says the high prices of city properties mean the rental yield can be much higher for granny flats.

“But the granny flat has to be in right parts of the city and has to be of sufficient quality,” Lee says.

He says there are granny flat kits that sell for under $50,000 that are put up by builders in the backyards of houses a long way from the city centre.

You could rent these out on longer-term leases, to a young couple or someone who can’t rent an apartment because they have a pet. But Lee thinks the better investment proposition is high-quality granny flats that are closer to the city and on good public transport links.

Wally Gebrael, the owner of builder Granny Flat Solutions, who built Maria’s granny flat, says not everyone is comfortable with having someone living in their back yard.

“Others look at it as a small sacrifice in return for the rental income they receive,” Gebrael says.

More than half of his clients are investors, with many in their 50s, he says.

Government figures suggest the demand for granny flats in NSW has soared since the planning rules were liberalised in 2009, increasing by 260 per cent in the five years to 2014 and a further 20 per cent from 2014 to 2015.

Granny flat approvals in NSW are running at an annualised rate of about 5000 compared with about 1400 five years ago, and make up about 10 per cent of all dwelling approvals, says Kim Hawtrey, associate director at property forecasters BIS Shrapnel.

In Victoria, although there are some variations from council to council, generally, small backyard dwellings cannot be rented out. They are meant to house “dependents” of the owners of the granny flats, such as an elderly or disabled parent or a teenage son or daughter. And when the dependent moves out the flat, the flat is supposed to be removed.

The Andrews government was elected in Victoria with a commitment to review the restrictive rules that basically stop granny flats from being built without having to go through the hassle and expense of a sub-division.

Under NSW’s fast-track approval process, a certifier can be used and if the plan complies with the planning rules there is no need to apply for a development application from council. Straightforward approvals take less than 14 days.

Anyone thinking of building a granny flat has to take care over how the flat is financed, because lenders are generally charging investors higher mortgage interest rates than they do for owner-occupiers, with a differential of 0.85 percentage points on average.

Some lenders will charge the investor rate for a granny flat if it is to be rented out or used for business purposes.

Gateway Credit Union has recently released mortgages specifically designed for granny flats. Crucially, borrowers will be charged the same rate of interest, regardless of whether the granny flat is used to house a family member or is rented out.

Gateway chief executive Paul Thomas says the product is in response to soaring demand.

“The explosion in granny flat construction really is a case of homeowners realising the financial and lifestyle value sitting in their own backyard,” Thomas says.

Mortgage Choice chief executive John Flavell is sceptical, saying it sounds like marketing spin on a regular mortgage for home renovations or an extension.

“I think consumers will want to get credit at the lowest rate possible,” Flavell says. “It’s either an extension to a home loan; a loan secured over a mobile dwelling, which is effectively a caravan; or it’s unsecured lending. The extension to the home loan is the most cost effective.”

However, Gateway points out that some people would be unable to get a top-up on their home loan because the cost of a granny flat is a lot more than the average loan for renovations. If the customer is forced to get a construction loan, the rates are usually much higher.

It’s important not to overlook the tax implications. The principal place of residence is free of capital gains tax, but if the granny flat is rented out, that part of the property will be taxable in the event of a sale. And, of course, all investment income is meant to be declared in tax returns.

********************************************************

WANT TO BUILD A GRANNY FLAT IN YOUR BACKYARD?

DO YOU LIVE IN OR OWN AN INVESTMENT PROPERTY IN IPSWICH?

WHAT ABOUT LOGAN, BRISBANE OR MORETON BAY?

For more information

CALL SONIA 0403 309 136

This week, Ipswich and Logan Granny Flats, the largest supplier and builder of granny flats in SE Qld, bring to you an article following the announcement that amongst other regions, Ipswich is experiencing tight vacancy rates.  This means there is a strong need for more housing construction – which means plenty of tenants for you!

Looking for an investment property to begin with?

Think your existing investment property could use a granny flat?

Look no further than Ipswich & Logan Granny Flats.

Smart Property Investment
13 May 2016

Despite ongoing reports of oversupply in some Brisbane suburbs, multiple real estate markets in Queensland are experiencing ‘very tight’ rental vacancy rates. However, these could be under threat.

The Real Estate Institute of Queensland (REIQ) has released its Vacancy Rate Report for the March quarter of 2016, which revealed that areas such as the Gold Coast, the Sunshine Coast, Ipswich, Caboolture, Caloundra and Noosa are all experiencing vacancy rates of less than 2 per cent.

Antonia Mercorella, CEO of REIQ, said the data showed that specific markets in Queensland were “crying out for greater investment and more housing construction”.

“Gold Coast vacancy rates have been operating at less than 2.5 per cent for more than two years, and this is clear evidence that there is continuing strong rental demand,” she said.

“The Sunshine Coast has had tight conditions for more than four years, and rental accommodation can be very challenging to find. This area could support new dwelling construction.”

Contrary to other reports, the REIQ said that while Brisbane’s vacancy rates are not as tight as those in other areas of Queensland, the capital city is far from experiencing a state of oversupply.

Brisbane’s CBD recorded a drop in vacancy rates from 3.1 per cent to 3.0, the city’s inner five-kilometre ring is at 3.3 per cent and the middle ring is at 2.5 per cent.

“These levels continue to fall within what the REIQ considers the healthy range,” Ms Mercorella said.

“We are clearly not oversupplied – at this stage.”

Given the tight conditions, Ms Mercorella said the current negative gearing debate is a cause for concern.

“With the national debate focused on negative gearing it’s important to remember that negative gearing has been critical in maintaining a supply of investors to the market who provide rental accommodation, and this has also helped keep rent levels in check,” she said.

“Negative gearing has contributed to rental affordability and this directly benefits the one-third of Queenslanders who rent,” she said.

***************************************************************

ARE YOU HAPPY WITH YOUR PROPERTY MANAGEMENT ?

Ring JULIE ADAMS – 0411 073 747

Want more information about Granny Flats ?

CALL SONIA 0403 309 136

This week, Ipswich and Logan Granny Flats, the largest supplier and builder of granny flats in SE Qld, bring to you a lovely article that strikes similarities close to home.  We are finding that about 1 in 4 of our own granny flat projects follow much the same story line as the Berne families …

Looking at downsizing yourself?   Look no further than Ipswich & Logan Granny Flats.

Read and enjoy :

The Daily Telegraph | Brooke Williamson
May 10, 2016

The Berne family downsize and move in with their children and grandchildren.

THE Berne family have just celebrated their first anniversary of three generations living under the same roof.

John and Anne Berne, their son Mick, his wife Prue and their two children Jack and Ruby made the big decision to leave their respective homes to buy a large, five-bedroom house with a pool, in Cromer on the northern beaches.

It’s a growing trend, according to census figures from the Australian Bureau of Statistics — although most intergenerational families living together include widows, or single parents.

According to the statistics, 73 per cent of older people living with their children were widowed. This was more common for women than men (77 per cent compared with 60 per cent). Among this group, 1.9 per cent of older people were living in a multi-generational household where the older person lived with their child and grandchildren, with or without their partner.

At Cromer, the elder Bernes have two of the bedrooms — they sleep in one and use the other as a sitting room — as well as a bathroom which is set off from the main area of the house.

Prue and Mick have a bedroom and office which is upstairs, while the children’s rooms are located together and closer to the main living area and kitchen.

John, 62, and Anne, 63, had lived in Coogee and had downsized from their house to a unit. They jumped at the chance to pool resources with Mick, 34, and Prue, 32.

John and Mick also work together in the family business, Jackeroo Cleaning Supplies.

“I love being back in a house, with a lovely backyard and a normal clothesline,” Anne says.

The family had many discussions, set some clear ground rules and agreed that the new arrangement was a five-year-plan.

“And we all knew that if it doesn’t work, it doesn’t work but at least we knew we’ve tried,” Anne says.

One year in, things are going marvellously and many more families these days are looking to replicate the Bernes’ success in different ways.

With vacant land in Sydney becoming more scarce, many homeowners are demolishing an old home to make room for two new dwellings.

There are many councils in NSW which allow duplexes — two separate homes with a common wall — to be built to cater for multiple generations.

Home builder Masterton Homes has 14 duplex designs and the company’s dual occupancy consultant Carol Charlesworth says they are being built by a mix of people.

“It is a combination of families where the parents live in one side and the children on the other, or it could be an investor wanting to capitalise on the potential of onselling each unit or taking advantage of a very good rental return,” she explains.

Granny flats are also an extremely popular option and NSW Government statistics show that more than 100 granny flats are being built each week in Sydney. This is three times the rate of construction five years ago.

NSW also allows for “Fonzie” flats, named after Henry Winkler’s character Arthur Fonzerelli in the 1970s television series Happy Days, who lived above the Cunningham’s garage.

“Fonzie” flats can be included over a garages in new homes, and sold separately to the primary residence.

********************************************************************************************************

Some things to bear in mind if you are considering have several generations live together on the one property :

1. Have a meeting set and have clear boundaries in place
2. Be open. If something isn’t working, don’t leave it — have a chat
3. Be open to the fact that it might not work
4. When you are being a strict parent, have boundaries in place but also respect the fact that grandparents want to spoil the children
5. Learn to let the little things slide

*******************************************************************************************************

LOOKING TO DOWNSIZE YOUR FAMILY HOME?

WANTING TO ADD A GRANNY FLAT TO YOUR PROPERTY

IN THE IPSWICH OR LOGAN AREA?

WHAT ABOUT MORETON BAY OR BRISBANE?

For more information

CALL SONIA 0403 309 136