Deciding to paint your home is a huge decision. Not knowing where to start and the thought of turning your household into, what may seem like a construction site for a period of time, may put you off. However, whether it is painting the exterior or interior to freshen up a room, the rewards of a newly painted home are endless.
“Your home is the biggest and most important investment you’ll make; hence homeowners are taking no chances when it comes to maximizing the value of their property. When the time comes to sell, a beautiful, well-maintained home can offer many benefits that resonate with buyers” says Craig Hutchison, CEO Engel & Völkers Southern Africa.
Should you be thinking of undertaking a paint project we have made it a little easier to get you started with some helpful tips from Dulux.
- Remove furniture to avoid ruining wood and upholstery with spilled or splattered paint. Consider renting a temporary storage unit or putting items away in the garage while you work. Alternatively put all items in the center of the room, and cover them with plastic.
- Protect your flooring with professional-style drop cloths throughout the room. Plastic sheeting is cheaper, but it’s easily punctured and can shift under your feet while you work, exposing areas of flooring. A heavy canvas drop cloth or a professional grade butyl-backed cloth protect against spills and also help keep paint from being tracked through the rest of your house.
- Remove wall hangings, it is the perfect time to give the entire room a face-lift. If there is any chance that you might want to reconfigure your pictures and clocks when you re-hang them, remove nails and picture hangers and fill in the holes with crack filler before you paint. Be sure to let the crack filler dry before covering.
- Clean the walls to be painted to assure you of a smooth, professional-looking result. Dark smudges can show through a coat of paint, and oil or other substances on the wall can change the consistency of the paint being applied. Clean all walls with a solution of water and mild detergent. For tough stains or smudges, like kitchen grease or grime stains, professionals rely on trisodium phosphate. Mixed with bleach, trisodium phosphate can also remove mildew and mildew stains before you paint. Be sure to rinse the walls thoroughly when you’re finished and leave them plenty of time to dry before you get to work.
– Exterior – to remove flaking paint, chalkiness, as well as dirt and debris, clean exterior walls by high-pressure water blast, using a rotating nozzle at a pressure of 150 to 180 Bar. Remove any remaining loose, flaking paint from the surface with a sharp paint scraper and firm hand pressure. It is not necessary to remove well-bonded layers of paint.
– Interior – wash interior wall surfaces with a solution of pre-paint sugar soap powder. This will ensure that any dirt and grease on the surface, as well as chalked paint, has been removed. Rinse thoroughly with clean water.
- Don’t paint over problem walls. If your walls have holes or cracks, fix them before you start with the paint. Geo-paint advises that wide cracks and large holes can be “bridged” with fiberglass tape, spackle will fill small holes and cracks, and texturizing products are available to match your existing wall finish.
– Dampness and moisture in walls – the most damage to paint systems, and eventually to the substrate and the structure, is caused by excessive moisture in the walls. Prior to painting, the building needs to be inspected for all signs of dampness. Tell-tale signs of dampness are the deposition of salts on the surface, flaking paint, water staining and discoloration. Repair and seal any area of water ingress from roofs, balconies, horizontal or sloping wall tops, joints between windows and plaster reveals with Dulux Rainshield.
– Cracking – cracking in walls can have numerous causes, but one of the main causes is the settlement of the building in combination with inferior plaster mix, and the presence of moisture and dampness. It is important to assess the cracking and ensure that it is not interfering with the structure of the building.
- Remove outlet covers and switch plates. Childproof plastic outlet covers can help protect wall sockets from paint while you work. If you’re going to paint the ceiling of the room, don’t forget to remove light fixtures and ceiling medallions whenever possible.
- Tape off all your baseboards and windowsills before you start. invest in professional painter’s tape, available at most hardware stores and paint suppliers. Taping is simple, but time consuming. Doing it right, though, makes for truly professional-looking results. Be sure that none of your tape is on the wall to be painted, or your old wall color will be playing peek-a-boo around the perimeter of your room. You can also use painters tape to tape out patterns or color blocks on your wall.
- Set up a staging area in the center of the room or just outside it for pouring paint, storing open paint cans, and cleaning brushes and rollers. This will cut down on spills and accidents, or at least keep them contained to one designated area.
Best paints to use for the longest lifespan
The type of paint will make a difference and so will the manufacturer. When you use higher quality paint, you’ll notice that you use less paint to get a great result. Paint coatings are composed of different chemicals, which combine synergistically to provide the paint with its properties. In order to derive the optimum paint properties and maximize the longevity of the coatings, it is of paramount importance that the paint coating is applied using best painting practices and according to the manufacturer’s specifications. It is essential that the substrate to which the paint coating is applied is free of defects that will affect the adhesion of the coating system. Adhesion to the substrate is the key to coating longevity. The secret of a perfect, long-lasting paint finish is a sound, clean and dry substrate, and the correct use of products.
Painting tools needed:
- Step ladders and extension ladders – to help you reach elevated areas
- Paint scraper – to remove loose or peeling paint from wood, plaster, and
- Triangular-load scraper – to remove paint in small or tight areas
- Steel wool – to remove corrosion from metal surfaces
- Wire brush – to remove efflorescence and loose material from masonry, or to remove loose, flaking paint
- Putty knife – to scrape away loose paint, or to apply filler
- Glazing compound – to replace cracked, broken, or missing panes of glass
- Spackling paste – to fill nail holes and small imperfections in walls
- Sandpaper (various grits) – to smooth and feather previously painted surfaces, or to roughen glossy surfaces so paint will adhere better
- Sanding block – to hold sandpaper and help you sand surfaces to an even finish
- Caulking gun and tubes of caulk – to apply caulk to cracks in walls, gaps, and seams in woodwork
- Masking tape – to protect window panes and trim from paint
- Paint guide – to protect carpets and walls when painting baseboards and other trim
- Roller tray and grid – to load rollers with paint
- Brush comb – to clean paint brushes
- Paint pail – to mix paint and carry it to the worksite
- Drop cloths – to protect furniture, floors, and shrubbery from paint
Step 1 – Choose a colour
Choosing a colour is the hardest part:
- If you really don’t have any idea about what colour to paint try pulling a colour out of a piece of art or area rug that’s in the room. It’s a guaranteed way to find a complimentary colour.
- Take home several paint chips and see how they look in the room. Hold them up to the furniture, floors, artwork, cabinets, and anything else that’s already in the room. Try to narrow it down to three or four choices.
- Get a small sample pot of each colour and paint a large square on the wall.
- Also try using the Dulux visualizer app which is a tool that allows you to test colour on the wall without having to waste any paint.
- Almost all of the brands now have testers available. It is well worth spending the money to buy a few to test in your space before purchasing litres of the colour. Plus the leftover samples are great for other small painting projects.
- Leave the test areas up for about a week so that you can see what the colour will look at different times of day and in different light.
Step 2 – Choose a finish
Once you’ve chosen a paint colour and design, you’ll need to decide on a finish.
- Flat (matte): No shine at all. Perfect for low traffic areas like living rooms and bedrooms, as well as ceilings.
- Flat enamel: Has almost no shine but is a bit easier to clean than flat paint. This is also perfect for low traffic areas but may be a better choice if you have kids or pets.
- Eggshell enamel: Has a tiny bit of shine and is a good choice for moderate traffic areas such as living rooms and most scuffs can be wiped off of this surface with a damp cloth.
- Satin enamel: Has a bit more shine and works well in high traffic areas or areas that have moisture. It is also super wipe able which is why it is perfect for kitchens and bathrooms.
- Semi-Gloss enamel: Shiny but not glass-like. This is what you should use on cabinets and trim, or in really high moisture areas.
- Hi-Gloss enamel: Shiny! This gives an almost glass-like finish and is perfect for high use surfaces (like a railing) or furniture.
Step 3 – Determine the amount of paint needed
Many of the larger brands have paint calculators on their websites to help you with this sum, but if you wish to do it manually, here is how:
- First, assess the size of the area that you’re painting. Measure the width and height of walls with a metal tape measure and multiply these together to calculate the overall square metre measurement.
- Subtract the space used by windows and doors using the same calculation method as above, and remove these from your overall square metre measurement.
- Multiply your new total square metre measurement by the number of coats you’ll need – its recommend factoring in at least two coats. It’s also worth including a little extra paint for touch ups.
- Finally, divide this total figure by the m²/l number on your paint tin. This will give you the total litres of paint you need for your project.
Step 4 – Get painting
Always start painting from the highest area to the lowest. Start with the ceiling or top of the walls and work your way down. This way you can catch any drips and it won’t ruin a freshly painted wall. One of the biggest mistakes people make is to put too much paint on the brush or roller. It’s far more effective to put a small amount on and use even strokes to apply thin coats. It’s tempting to slather on a lot of paint in the hopes of not having to do another coat, but the end result won’t be what you wanted.
“Even if you are not putting your home on the market yet, a fresh coat of paint will allow you to enjoy that new look whilst ensuring your home is market-ready for when you do decide to sell” Craig noted. “So why not explore your options and do a few calculations, you might be surprised how far this low-cost renovation might take you.”
The curtains have come down on section 18B of the Value-Added Tax Act, No. 89 of 1991 (VAT Act) and the resultant impact may catch a few residential property developers off-guard. The VAT relief afforded to such developers in section 18B of the VAT Act was introduced in 2011 and provided that where fixed property consisting of a “dwelling” (essentially a property used predominantly as a place of residence) was developed by a “developer” (as defined in the VAT Act) wholly for the purpose of making taxable supplies or was held or applied for that purpose, and such dwelling (e.g. flat/house) was subsequently temporarily applied by that developer for supplying exempt accommodation in a dwelling under an agreement for the letting and hiring thereof (i.e. in terms of an agreement of lease), such supply of the fixed property was deemed not to be a taxable supply in the course or furtherance of the developer’s enterprise. In other words, while the developer in these circumstances would have been deemed to have made a taxable supply of the property in terms of section 18(1) because of the change in use of the property from a taxable use (for sale) to an exempt use (residential letting), the application of section 18(1) was in effect suspended (i) for a period of 36 months from the date that the property was let, (ii) until the developer applied the property for a taxable purpose (i.e. sale), or (iii) 1 January 2018, whichever was the earlier.
The developer would have been able to claim input tax relief on all the goods and services acquired by it to develop the property and need not have clawed back such input tax notwithstanding its wholly exempt temporary use until the happening of one of the events referred to above. The relief measure was subject to a sunset clause in section 139(2) of the Taxation Laws Amendment Act 24, 2011, ending on 1 January 2015. An amendment to the sunset clause was later introduced by section 111(1) of the Taxation Laws Amendment Act 43 of 2014, which extended the application of section 18B for an additional three years up to 1 January 2018.
The relief measure accordingly no longer applies, and in the absence of section 18B developers who previously relied on this provision not to have to make a change of use adjustment under section 18(1) will now need to make the requisite adjustment. In essence, the developer will be required to account for output tax on the market value of the property (section 10(7) of the VAT Act) that is now being used wholly for an exempt purpose (residential letting). The developer will have to account for output tax on the market value of the properties notwithstanding that the developer has not sold the units and generated the income necessary to meet its VAT liability that arises in consequence of the application of the change in use adjustment in section 18(1) of the VAT Act.
The withdrawal of the relief measure will no doubt cause significant cash flow pressures for developers who may be required to account for a significant amount of VAT in a single tax period. It is apparent that the withdrawal of the relief measure should have been phased out, as has been the case in other instances where a change in legislation has significantly impacted the cash flow position of vendors. Vendors who will experience significant cash flow pressure in consequence of the withdrawal of section 18B may, however, approach SARS under section 167 of the Tax Administration Act, 2011 (the TAA) to request that the relevant VAT liability be paid in instalments. In this regard, SARS must be satisfied that the “collection activity would be harsh in the particular case and the deferral or instalment agreement is unlikely to prejudice tax collection” before SARS may agree to an instalment payment arrangement. Section 168 of the TAA also has a number of other criteria that SARS must consider before allowing a taxpayer to pay its tax liability in instalments.
The issue that arises is: what is the VAT position should the developer subsequently dispose of the dwelling in respect of which it has made a change in use adjustment under section 18(1) of the VAT Act? SARS previously confirmed (VAT News 14, 14 March 2000) that while the developer must account for output tax when the property is disposed of, the developer “can deduct the VAT declared and paid at the time the units were let”. A similar approach was adopted in an earlier version of the SARS Guide for Fixed Property and Construction (VAT 409 – 2011). The latest VAT 409 Guide (27 September 2016) does not contain a similar dispensation and instead notes (at 7.6), inter alia, that in these circumstances:
“Any subsequent supply of that property after the adjustment date under section 18(1) will not be a taxable supply for VAT purposes. The transaction will instead be subject to transfer duty, subject to any exemptions or exceptions which may apply” (our emphasis).
It is evident that SARS’ view results in double taxation. VAT will have to be accounted for on the market value of the property on 1 January 2018 when the change of use adjustment is required to be made under section 18(1), and transfer duty when subsequently disposed of – on the basis presumably that the subsequent supply of the property does not constitute a taxable “enterprise” supply. The previous dispensation where output VAT was required to be accounted for on disposal of the previously let property, but the VAT paid under the change of use adjustment provisions was deductible, seems to us to be a more equitable approach.
It is arguable that where the developer, a vendor, disposes of property that has been temporarily let, it does so in the course of its enterprise activity notwithstanding the temporary exempt use thereof and the requisite change of use adjustment under section 18(1). As the subsequent supply (disposal of the property) is a wholly taxable supply (the developer had always intended to dispose of the properties in the course of its enterprise), there has been a change in use from wholly exempt to wholly taxable and it is arguable that VAT relief is available under section 16(3)(h) of the VAT Act. Thus, while the developer is required to account for output tax on the full consideration received by the developer on disposal of the relevant residential property, in essence, a deduction is available under section 16(3)(h) on the lesser of the original cost or market value of the property at the time the property is disposed of. This approach avoids a double charge of VAT and seems to us to be the most equitable solution going forward.
There is no doubt that house renovations are getting increasingly popular these days and homes are getting upgraded for various reasons. Some are integrating smart home applications and devices, others are doing a complete remodel and there are those who simply want to raise the value of their home for selling. For whichever reason, renovations done have to be sensible and wise, ensuring that the homeowner regains a beneficial return on investment when the time comes to sell.
“As much as we’d like to think that the money we pour into renovations will come back at us in full when we sell our home, that’s rarely the case. However certain renovations add value immediately, some small and exterior-focused improvements offer better value than larger challenging renovations” states Craig Hutchison, CEO Engel & Völkers Southern Africa. If you are considering making some home improvements, you will want to understand a concept called ROI. ROI stands for return on investment, which means how much money you stand to get back on any particular renovation whenever you decide to sell your home.
Craig continues by warning that many clients choose to add lavish features, thinking that it would make their property stand out. Sometimes standing out might actually be the wrong thing to do, especially if it changes the price tag. One should always remember that what you like, might not be what the next owner would want in a home, and that would mean that they might not be willing to pay for your customisations. If you custom your home too much, you are narrowing your potential buyers down to a very niche few, and this could result in your home remaining on the market for years.
A good place to start is to check the value of the homes in the area to give you a good feel of your home’s value and how much you should spend on the renovations. The last thing you want to do is over capitalise. If you are hoping to make a significant return when selling your home, make sure that the exterior is on par with the rest of the neighbourhood by making minor improvements to create maximum appeal. It is always a good idea to speak to an estate agent in your area to get a sense of the value that doing such improvements could add, and how best to get your renovation to deliver a significant return in future.
Choose smaller renovations instead of major remodeling projects to see the greatest potential return on investment. “Renovations to kitchen and bathrooms can generate a return on investment of between 60-80%. You don’t necessarily need to spend a fortune on renovations. Replacing countertops and flooring with inexpensive tiles, re-enameling baths and basins and re-grouting existing tiles in a bathroom can all have a major impact on the aesthetics and thus the inherent value of the property. Replacing old taps, light fittings and towel rails and installing mirrors or even re-painting can make the room appear more spacious and clean” advises Ooba. Another area that can add significant value is the garden and the entrance to the house. Neat beds full of healthy plants, manicured lawns and well maintained boundary walls or fences all create a good impression of your home, and can be quite easily achieved.
Renovating? What is the best ROI?
Loft conversion +192%
It’s often the easiest cheaper and less disruptive way to create an extra space in your house. The loft could be used for an extra bedroom, workroom, TV-room, playroom, study, games room, extra storage or a private home office which will immediately add value.
Going green +65%
Going green can seem totally overwhelming but it may be good to revise your home’s energy consumption. Many buyers look at the amount of energy a home saves because of the increase in electricity costs. Install solar heating panels, switch all or a few of your light bulbs to LED/CFLs, fix leaky taps, install water saving shower heads and have a timer installed on your geysers
Braai room +80%
There are two types of people those with braai rooms and those still wanting one. A braai room means being able to entertain, irrespective of the elements outside. A small unusable area can easily be altered into a practical braai area. Folding/sliding doors are also an option, enabling a person to have an area completely open when needed, yet closed when the need arises.
Decking / patio +133%
A deck/patio will provide you with more than a place to entertain outside and soak up the sun. Buyers see a deck as offering a seamless transition from inside to outside. It increases a home’s usable space – but costs only about half of what it would to build a new room. A well-made deck is something that can add real wow-factor as well as functionality.
A low maintenance garden could attract a buyer and can be just as appealing as a high maintenance garden. Making use of plants and shrubs that are indigenous to the area will alleviate unnecessary watering and maintenance. An automatic watering system and a water feature will add value to the garden. Ensure that the existing plants and trees in your garden are pruned regularly.
If you live in a higher-end neighborhood and most of your neighbors have pools then not having a pool might make your home harder to sell. A pool can add value to your quality of life and enhance the enjoyment of your home; you can’t put a price tag on that. If it’s an upmarket area however, having a pool may be an expectation. Only the homeowner can determine the true return on this investment.
New bathroom +75%
Simple bathroom fixes are a great way to redecorate your home and add value, without having to invest a lot of money in renovations. Refresh the paintwork, deep clean, replace the taps, replace that shower curtain with a glass screen, and invest in a heated towel rail rather than a hook on the back of the door. Let plenty of light in – fit more or bigger windows if possible, think about installing skylights.
Redecorating can make a property look brand-new. Add a splash of paint, your paintwork sends a strong message to buyers. Change the light switches, the standard white light switches tend to look yellow over time. Rethink window treatments, is the glass sparkling, check that the latches are working correctly. Revive the flooring, replace old rugs and ensure all of your flooring is clean and well kept.
New kitchen +80%
Redecorating your kitchen is one of the best ways to add value to your home. It’s essential to have it looking up-to-date, clean and functional. Replace kitchen cabinet doors/handles and drawer fronts, replace kitchen countertops. Add the wow factor with soft closings and some nifty storage solutions. Create as much space as possible. Use down-lights underneath the cupboards or in bulkheads to light splash-backs and countertops for a warm and welcoming atmosphere.
Fit the garage with shelves and cupboard space and replace the garage door. Most homes have double garages – you could build a flat let above the garage. Talk to estate agents to find out what buyers in your area want most – living space, another bedroom, an office. Potential buyers could view this as a way of generating additional income as it could be rented out or even used as office space.
This is possibly one of the most important features for re-sale value. Upgrading your home security will not only be lucrative for you when you decide to sell your property, but will also benefit you currently. Adding features like electric fencing, beams, and perhaps security cameras or merely upgrading your fencing will create a safer environment for you and for the potential buyer.
Hoedspruit – One of SA’s top property rental towns
If you are traveling to Hoedspruit, whether to live or simply for a holiday it is sure to cater for all. The name Limpopo derives from the Limpopo River. It is South Africa’s wildlife province and is a land of beautiful and contrasting landscapes with plenty game and nature reserves including the northern section of the Kruger National Park. It is a favourite destination for and sought-after by tourists for its big 5 game parks, birding, untamed bush landscapes and harbours an ancient African kingdom located at Mapungubwe National Park. The Great Escarpment with beautiful mountains, forests, rivers and waterfalls lure visitors to the area. Outdoor enthusiasts love to indulge in the activities on offer like abseiling, fishing, and white water rafting as well as hiking. Although most only visit the area when a break is due from the busy city life, many call it home. The spectacular game parks and natural attractions are just as influential to house hunters exploring the real estate market.
Real estate in Limpopo has proven to be as popular with locals as it is with foreigners. This broad area offers property choices from smallholdings to share options, there are also various residential properties, golf estates and security villages on offer. “Hoedspruit is among SA’s top rental towns, achieving highest rentals second to the Western Cape region, this being a remarkable example of rapid expansion in an area with low rental supply. If you are looking to buy an investment property, Hoedspruit will offer you a great return on your investment” states Ryan Forder, Licence Partner of Engel & Völkers Hoedspruit.
Residents and holiday home owners enjoy the quality of life, a life away from the city with the privilege of being in touch with nature. The towns’ amenities range from a local airport its own medical centre, quality food stores, and fine owner run restaurants with an array of both English and Afrikaans medium schools. Hoedspruit has a close knit community where all residents share a common denominator, the love for the untamed bush.
Hoedspruit is one of the country’s premier eco-tourist destinations for visitors to the local game lodges and private reserves as well as to the Kruger National Park; it is situated at the foot of the world’s third largest canyon the Blyde River Canyon. Hoedspruit has fast become one of South Africa’s tourism and lifestyle focal points. In terms of property the Lowveld has plenty to offer. Hoedspruit lies in close proximity to game lodges and agricultural farmland. Visitors to this area are bush lovers and return 3-4 times per year to this unique biosphere and game viewing paradise. Hoedspruit is easily reached via a scenic drive from Johannesburg which roughly takes approximately 5 hours.
Average property value
Full title properties within the residential wildlife estates are placed on average around the R2 million margin (3 bedroomed) whilst share block properties within the Big 5 areas are on average between R6-8 million (full share). Large private farmland (over 100ha) within the popular Big 5 wildlife reserves such as Klaserie, Timbavati or Thornybush start from R30 million upwards.
Typical property type
Whilst a fair amount of properties are typical thatched bush lodges, construction companies have embraced a new trend of Chroma deck roofing which gives homes a classy farm-style appearance. Luxury homes are also starting to feature in some of the residential estates with ultra-modern designs of steel and glass.
The top selling areas within Hoedspruit are the 2 residential wildlife estates, Raptor’s View Wildlife Estate and Hoedspruit Wildlife Estate. Real Estate in Hoedspruit is unique and each estate offers advantages and a unique lifestyle. If you do not have all the time in the world to explore the various options available to you, you can do a fair amount of research beforehand to single out some of the reserves and wildlife estates which might work for you. Engel & Völkers Hoedspruit can assist you with the individual estates rules and architectural guidelines which need to be considered before heading out to view properties.
Buying a property in and around Hoedspruit
Hoedspruit has seen some phenomenal growth in the property market. The Hoedspruit area saw the first residential wildlife estates being developed which at the time was a revolutionary concept providing for wilderness areas within a residential estate where game could continue to roam freely. Home owners can watch Africa’s iconic species from their patios and live in harmony with the natural environment. Needless to say that the lifestyle draws families and holiday makers alike to this unique area. A good percentage of property owners are foreigners who feature mostly within the second home market but often end up making Hoedspruit their permanent home once retired. For the more exclusive client our portfolio covers a broad spectrum of products that includes game farms, big 5 reserves and selected private and commercial game lodges as well as share block properties. Hoedspruit is also providing excellent investment opportunities for investors seeking to purchase and rent out to the ever-growing, unsaturated rental market.
10 reasons why you should invest in Hoedspruit
- growing and strengthening micro-economy
- proven history of capital growth in wildlife properties
- quality of life
- security and safety
- local attractions, such as third largest canyon in the world
- culturally dynamic
- excellent schooling
- farming and export hub
- subtropical climate, mild winters
- convenient access via Eastgate Airport
Best time to visit:
All year round due to the warm winters and increased game viewing opportunities when the bush is less dense.
- Hoedspruit Farmers Market (where only local produce is sold), 1st Saturday of each month
- K2C Cycle Tour– an annual 95-kilometre mountain bike fundraising tour from the Kruger National Park to the Blyde River Canyon, passing through various private game reserves on the way in July, hosted by Hoedspruit Rotary Club
Did you know?
- Most Hoedspruit restaurants source their fresh herbs from Hlokomela, an NGO that does valuable work in Limpopo and Mpumalanga.
Things to do in and around Hoedspruit