Expert Eye: Buying & Renovating a Country House
Swapping the rat race for a little piece of country paradise is a dream for many of us – here's what you need to know
Dreaming of a tree change? You’re not alone – according to research from the Regional Australia Institute (RAI) in 2019, roughly one in five city dwellers were considering a move to Australia’s regions. But with a major move such as this, it pays to do some thorough research first. We spoke to three property experts to find out where to start and what to look for in a country or regional home.
“Without doubt, current world affairs and the past couple of years have helped people return to the concept of a slow life,” says renovation expert Naomi Findlay. “One positive that has come from the past couple of years is that people have looked at our country regions with fresh eyes and seen all the beauty that exists there.”
Dreaming of building or renovating a country home? Find an architect on Houzz to help
Dreaming of building or renovating a country home? Find an architect on Houzz to help
What are the key things to look for in an area?
Collins says:
Collins says:
- Connections to a major centre, and good rail and road networks.
- Schools in the area (if you have school-aged children). Some regions have highly sought-after private schools and smaller public schools with fewer kids per class than you’d find in a capital city.
- Populations over 20,000 – lenders are less inclined to finance properties in areas with populations smaller than this number.
- Access to shopping, hardware stores and essentials. Living the country life can be romantic, but if you’re planning to renovate, having to drive an hour or more to a hardware store can quickly become a nightmare.
“Good infrastructure is the main thing to look for in a country or regional area,” says May. “Quality road links, access to public transport to regional hubs or capital cities, and healthcare are all important features. Then I’d be looking at employment opportunities, entertainment and education.”
Walt Collins at his own country fixer-upper.
What are the main things to look for in a property you plan to live in?
Collins says:
What are the main things to look for in a property you plan to live in?
Collins says:
- The land set-up: Can you manage the land the house is on? Would you, for example, need to invest up to AU$10,000 for a ride-on mower?
- Infrastructure: Is it on town water or tank water? Does it have mains power and/or solar? Will you be connected to sewer lines or have a septic tank?
- Running costs: Can you afford to heat and cool a much larger property than you might be used to?
- Location: Are you prepared for the isolation and living away from a larger city?
And an investment property that you want to rent out?
May says:
May says:
- Proximity to main roads, public transport and amenities such as supermarkets, restaurants and parks.
- I’d be looking at crime statistics to ensure that it’s a safe and secure neighbourhood.
- It’s a good idea to research development plans for the area and school districts.
What to look for in a country property can also depend on whether you wish to rent it out on a short- or long-term basis.
“If you’re looking to make a country property short-term rental accommodation, there are a few things to look at. First is accessibility – will people be able to access the property easily? Where will they be coming from? Is the travel distance reasonable?” says Findlay.
“Then think about are the planning controls in the local area and whether there are any state or local government restrictions as to how many nights a year you can rent out your short-term accommodation,” she says.
“If you’re looking to make a country property short-term rental accommodation, there are a few things to look at. First is accessibility – will people be able to access the property easily? Where will they be coming from? Is the travel distance reasonable?” says Findlay.
“Then think about are the planning controls in the local area and whether there are any state or local government restrictions as to how many nights a year you can rent out your short-term accommodation,” she says.
Findlay says:
- Consider the amenities. For example, are the property’s roads in good enough repair to accommodate guests’ cars and traffic?
- Does the property have the ability to be opened up and connected to nature, such as a great view, a breeze or a paddock with animals? Nature is, after all, what most people come to a country property for.
- Can you add value to the property? For example, can you squeeze in an additional ensuite or bedroom, upgrade the kitchen or create a fabulous outdoor entertaining space?
“Also, find out whether there are any local attractions, events or activities, such as a national park, local festivals, markets or adventure sports that occur in the region you’re looking to buy in. You may be able to provide accommodation for those visiting,” says Findlay.
“This isn’t a deal breaker for your accommodation – your property may in fact be the reason that people visit the area – but it’s certainly something to consider from a business perspective.”
“This isn’t a deal breaker for your accommodation – your property may in fact be the reason that people visit the area – but it’s certainly something to consider from a business perspective.”
“If you want to rent a house out as accommodation, it needs to be low-maintenance,” says May.
“Sufficient parking, storage and internal light are also important, as well as good proximity to public transport, shopping centres and schools,” she says.
Browse more images of traditional living rooms on Houzz
“Sufficient parking, storage and internal light are also important, as well as good proximity to public transport, shopping centres and schools,” she says.
Browse more images of traditional living rooms on Houzz
What are features to look for in a fixer-upper?
“The most important thing is location,” says May. “It doesn’t matter how much potential a fixer-upper has, the one thing you can’t bash into shape is the location.
“As with any other purchase, the location has to be the starting point, then work backwards. The next feature is to buy a house with good bones. Buying a renovation project with solid foundations is absolutely crucial. The subfloor and the roof have to be in good condition because they’re the most expensive things to fix,” she says.
“The most important thing is location,” says May. “It doesn’t matter how much potential a fixer-upper has, the one thing you can’t bash into shape is the location.
“As with any other purchase, the location has to be the starting point, then work backwards. The next feature is to buy a house with good bones. Buying a renovation project with solid foundations is absolutely crucial. The subfloor and the roof have to be in good condition because they’re the most expensive things to fix,” she says.
Other features, Collins says, include:
- Character and original features: Are there some hero features, such as original timber flooring in good condition or a beautiful kitchen rangehood?
- Flexible spaces: Are there rooms you can knock through to create the open-plan living spaces we enjoy nowadays?
- Natural light: Can you get enough natural light into the house? A lot of older country homes were built to keep the sun out.
What are the red flags to look out for?
“Nine times out of 10 times, any property that seems too good to be true probably is,” says May. “If a property looks to be a bargain compared to the rest of the market, you best believe there’s a reason for it. Whether it’s issues with the property, services in the area, or even planned construction or zoning changes, you need to consider the complete picture and look beyond scoring a great price.”
“Nine times out of 10 times, any property that seems too good to be true probably is,” says May. “If a property looks to be a bargain compared to the rest of the market, you best believe there’s a reason for it. Whether it’s issues with the property, services in the area, or even planned construction or zoning changes, you need to consider the complete picture and look beyond scoring a great price.”
Collins says:
- Check for asbestos: In the past, they used it a lot in country houses.
- The roof: Old tin roofs can be expensive to fix/replace.
- Pests: Check thoroughly with a professional for termites.
- Inadequate power or outdated power boards: It can cost up to AU$9,000 to replace wiring and power boards.
“I’m not a believer that red flags should stop you buying a property, but they certainly need to be factored into your budget and timelines,” says Findlay. “Some red flags include active termites, damaged or dead trees close to the property or fence line that may require substantial work to remove, no access to water, power or the internet, and the costs these will add to your budget to remedy,” she says.
“Also, how easy is it to get materials in the local area and have them delivered to the site?”
“Also, how easy is it to get materials in the local area and have them delivered to the site?”
What lessons can you share from your own country-house reno?
Collins says:
Collins says:
- Get pest control: I found termites all through a side of the house. Costly.
- Embrace the old features: Enhance them; use reclaimed materials such as timber, flooring or skirting boards.
- Have a solid lighting plan: It can make a huge difference to the look and feel of your home, both inside and out.
- Don’t skimp on bathrooms: In a country home, invest in two bathrooms and make them big, wide and inviting.
- Do your due diligence: If you want a wood-burning fireplace, check with local council whether you’re permitted to have one. Also make sure you get a qualified builder or plumber to check any existing chimney flues (it’s an extra qualification for a plumber to be able to install a fireplace flue). This is best done before purchase.
The renovated ensuite in Walt Collins’ country home.
And lessons from your bathroom renovations?
Collins says:
And lessons from your bathroom renovations?
Collins says:
- Most country homes over 70 years old will only have one bathroom: Consider adding an ensuite. Create that sanctuary vibe by making the bathroom and ensuite two hero features of the home.
- Be bold and bright with your finishes and colours: A lot of modern country bathrooms are designed to be plain, white and uninspiring – don’t be afraid to push the envelope.
Walt Collins’ renovated ensuite.
- Get your plumber and trades talking before the build starts: You’ll be surprised at how little things being forgotten or presumed can cause mini disasters and end up costing you money. For example, will the tap fitting be suitable once the floor level or tile depth is complete?
- Have a full plan and stick to it. If anything changes along the way, make sure everyone knows, including the tilers, builder and plumber. One small change could affect an entire chain of trades and their plans.
- Work with a bathroom expert who understands the potential knock-on effect to the entire job when you change something, such as two fixings not working together, a code issue or a design flaw. I worked with Reece Bathrooms, who helped bring my dream bathrooms to life.
And your final takeaways for those renovating a country house?
Collins says:
Collins says:
- Plan ahead: Trades are near impossible to come by in the country. They’re busy for months in advance and can charge whatever they want because of the demand, so ask for fixed prices, not day rates.
- Secure a good supplier that will deliver and plan ahead: Using the local hardware store can be expensive if you’re driving in and out every few days for bits and bobs.
- Don’t underestimate the amount of materials you’ll need: If you do, you’ll end up paying repeated delivery costs to your area.
Your turn
Do you dream of a move to the country? Tell us about them in the Comments below. And don’t forget to save your favourite images for inspiration, like this story and join the conversation.
More
Want to read about a family who has done it? Check out this My Houzz: A Little Slice of Country
Do you dream of a move to the country? Tell us about them in the Comments below. And don’t forget to save your favourite images for inspiration, like this story and join the conversation.
More
Want to read about a family who has done it? Check out this My Houzz: A Little Slice of Country
“Bigger properties, a better work/life balance, a laid-back lifestyle, cleaner air, a lower cost of living and a sense of community are all reasons why more Australians are wanting to make a tree change,” says Michelle May, a buyers agent and host of the Buy Your Side podcast.
The pandemic has a lot to do with it, says Walt Collins, host of the upcoming Channel 10 series Country House Facelift, which follows the renovation of his country property in Rochester, Victoria. “During lockdowns, [many] people realised they didn’t need to commute to a city office to work. As a result, real estate agents in the regions were hounded with inquiries from city dwellers, many of whom were buying properties sight unseen.
“People want space and freedom, and they’re setting up home offices in larger houses or in granny flats on bigger blocks of land,” he says.