Advice needed. Lean-to with rotten window frames

**amase** · 25th April 2008, 09:29 PM

Hi, I need to do something (I'm not sure what though) with the lean-to attached to the back of my rental property.

The window frames, which hold 6 sets of louvre windows, are badly rotted and due to movement in the house some of the louvre panes don't stay in position.
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The house is a rental and don't want to spend too much fixing it. I've already had parts of the house underpinned and didn't bother with the back because one day the lean-to will be pulled down and the back extended. <O

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I had a carpenter come and look at it today and he suggested that the lean-to be rebuilt replacing all the wooden frames, and replacing the 6 sets of louvre windows with 4 casement windows and 2 fixed windows. He'll be providing a proper quote next week but suggested it would be around $4,000. This is a lot more than I had been expecting to pay.

I'd really be interested in hearing from anyone who may have a different suggestion to fix the problem and whether the quote sounds reasonable. I've attached some pictures to give you an idea of the extent of the problem.

thanks Anastasia<O

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**julianx** · 26th April 2008, 11:52 PM

Hi,
$4000 sounds reasonable to me; I'm assuming he is replacing all the timberwork. There is probably $1500 worth of windows.

I can understand your dilemma four grand is a lot for something that's going to be pulled down soon. Is it feasible to demolish the lean-to and make good the opening now and then rebuild latter.

**amase** · 27th April 2008, 09:33 AM

The option to turn the lean-to into a type of alfresco i.e. repair the wood, leave the bricks and not replace the windows was considered. The reason that it is not viable is because the only toilet in the house is accessible through the lean-to. I did consider remodelling the bathroom to remove the bath so that toilet could go into the bathroom instead, but I think this option would be even more costly.

**flynnsart** · 27th April 2008, 12:48 PM

Why not just repair/replace level and square the woodwork and put the louvres back in? Fix the guttering and put a flashing in over the louvres so it doesnt get so much water on it.

Donna

**jags** · 28th April 2008, 02:36 PM

hi amase

This is a bit left field but i think you are on the right track when you mention remodeling the bathroom . By remodeling the bathroom and adding a second toilet you will add a lot more value to the property than spending $4,000 on something that may add little or no value to the property.
if you remodel the bathroom the increase in equity thanks to the renovation of the bathroom it may allow you to borrow more money than you may have been able to previously to do the extention out the back .
As you mention this is an investment property so i think it would be best to invest in any thing that would increase it's value ,and by adding a second toilet this would do that and you may even be able to increase the rent .
I have just done what i have mentioned in my latest reno which sounds very similar to your property and it was the best decision i could have made the bathroom looks amasing and having the second toilet is great i would think it has increase the property value by about $35,000 and the whole reno including the plumbing of the new toilet only cost $7000 .

Maybe something to think about .
Regards
Rob

**amase** · 28th April 2008, 11:58 PM

Hi donna, I was told that the louvers have become so out of shape that they would be difficult to reuse. Many don't open and have rust.

Hi Rob, I like you've done with your bathroom. It's probably the best solution for me also but I'm relunctant to take on yet another major project. After having the house underpinned, rewired, new kitchen installed, new guttering and the entire house painted I'm a little over it. What you say makes perfect sense and food for thought.

thanks, Anastasia

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