selling or renovating?...old fit-out for five star living. they wanted to feel the ‘wow’ factor...

Selling or renovating?

Create impact and maximise your return on investment with CIA Property Improvements.

CIA Services Group02 Property Improvements

CIA Services Group understand the importance of delivering quality outcomes for our residential and commercial clients who are seeking to add value to their property. Whether it be for pre-sale, to attract a higher yield in the rental market or simply to improve the standard of their home.

We provide the assurance that your project will be completed to your complete satisfaction on schedule and within budget.

Our experienced team of design, property maintenance and project managers co-ordinate works ranging from repairs and property styling, through to major renovations that encompasses all trades and services.These include electrical, plumbing, painting and floors, carpeting and tiling, joinery and custom furniture, landscaping and gardening.


01 Moore than expected Californian bungalow soft renovation 04

02 Five star makeover High-end apartment renovation 15

03 Une chic cuisine A chic kitchen renovation 22

04 Making a grand entrance Art Deco apartment’s capital works 27

05 Inner city sanctuary Pre-sale property presentation 32

06 From dowdy to designer Pre-sale repair, refresh and style 37

07 Period Perfection A charming refurb for sale 42

08 Ready for the renters An upgrade for an upscale renter 51


CIA deliver results. Much Moore than expected.

01

A provided extensive property improvement services to the owners of a Moore Street grand Californian bungalow in need of refurbishment before auction.

The owners of this Californian Bungalow originally bought it with renovation in mind for later. Seven years on, and still living abroad, they felt it was time to sell. Wanting to maximise their return they called CIA to prepare the property for sale. The CIA team had previously provided design consultation, property styling and cleaning services to two other family members for their respective properties, with excellent results being achieved on auction day.

Before


Before

Before

Before

While the home is impressive with period charm, the 90’s renovation was clearly in need of substantial updating. The rest of the house and grounds required repair and paint at the very least.

After assessing the property CIA presented two options for consideration:

1. Minimal repair and maintenance inside and out, paint and new carpet while keeping a safe, neutral palette as is generally expected of pre-sale property works. Furniture and styling. Garden maintenance.

2. Extensive repair and maintenance inside and out, fashion forward palette throughout, both interior and exterior, new carpets, window furnishings and light fittings. Designer furniture, art package and styling. Garden maintenance and refresh.

The second option was obviously a more ambitious and expensive undertaking especially given the five week turnaround to campaign commencement. The client concurred that the greatest return would most likely be from adding the most value to the property and so option two was chosen. The desired response from potential buyers was to have them fall in love with both the traditional architecture and modernity of the new look. This would encourage a feeling that the home had already been extensively updated, not needing any further improvements for many years, while obviously the kitchen and bathrooms had not been refurbished.

Before


Before

LOFTUS–HILLS 6 MOORE ST HAWTHORN © CIA SERVICES GROUP – JULY 2015

FRONT EXTERIOR

Front porch light270mm width

LOFTUS–HILLS

6 MOORE ST HAWTHORN

© CIA SERVICES GROUP – JULY 2015

ENTRANCE HALL

400mm width

400mm width

Replace existing pendants with lights above.

Window frames and skirting in white,

windows and doors in charcoal

except lead light window around fireplace

frames white and fireplace surround charcoal.

LOFTUS–HILLS 6 MOORE ST HAWTHORN © CIA SERVICES GROUP – JULY 2015

LOUNGE ROOM

Thru to dining and family

Pewter linen look curtains, rod and rings across front and not within bay, 20mm fall onto floor.

Retain existing pendants in lounge and dining. Window frames and skirting in white, windows and doors in charcoalexcept lead light window around fireplace frames white and fireplace surround charcoal.

Create Expectations image


CIA created a series of mood boards for the project that both documented the existing house and informed the scope of work, while presenting a new colour scheme, carpets, curtains, lighting and interior styling directions for furniture to compliment the look.

CIA managed the budget and provided close supervision of all the trades and suppliers throughout the project. Working with quality trades and the best stylists from Create Expectations the completed home was delivered

to brief, on time and on budget, ready for photography. The CIA team then provided ongoing weekly cleaning and refreshing in the lead up to auction day. The real estate agent was exempt from having to organise any of the trades and

the client was able to enjoy viewing progress from afar via regular image updates, all without incurring any of the stress associated with managing such a tightly choreographed schedule of works.



As the clients had not been in the country throughout the duration of the project, when they arrived for the auction they were amazed at the full extent of the transformation.


A text from the elated client succinctly summed up their sentiment:

“We did it. You are a star. The place looked insanely good. The sun shone. We did well, beyond our wildest dreams.Thank you !!!!!!!”

The auction was a great success and the owners achieved a result the had only dreamed about. Their return on investment with CIA paid off over three-fold.


The charcoal and white palette was used to great effect on the exterior. The gardens and lawns were groomed and freshened up with new plantings and top dressing.

The brass pendants in the lounge and dining rooms were retained and sophisticated furnishings brought in to compliment them.

Redundant light fixtures were removed and windows and walls were repaired before the full interior paint.

AfterBefore


The brass pendant in the dining room was retained and sophisticated furnishings brought in to compliment.

Painting the internal window frame and book shelves in charcoal gave a dramatic lift to the informal meals area of the kitchen and family room.

A charcoal palette applied to the deck, internal doors, window and door frames, and new linen curtains produced a fresh and striking look.

AfterBefore


The rear deck was sanded and stained charcoal to compliment the full exterior restoration and paint and an old sail shade removed.

The period lead lighting in the bay window was accentuated by both the dark frame and curtain, while the new pendant complimented the diamond panes of the windows.

A plain bedroom was transformed from tired beige to a stylish guest room.

AfterBefore


This apartment was transformed into luxury hotel suite-style living.

Five star makeover.02

The owners of this apartment located in a beach side suburb, desired to trade their five year old fit-out for five star living. They wanted to feel the ‘WOW’ factor every time they or their visitors walked through the door. They are thrilled that intent has been achieved.The brief included a new kitchen, timber floors, window treatments, and new furnishings throughout.


Before

Before

BINNEY APARTMENT© CIA SERVICES GROUP – NOVEMBER 2014

PROPOSED ART

DINING / LOUNGE / BAR - MOOD BOARD

arrived

BINNEY APARTMENT

© CIA SERVICES GROUP – NOVEMBER 2014

BINNEY APARTMENT© CIA SERVICES GROUP – NOVEMBER 2014

MASTER BEDROOM – MOOD BOARD


CIA Design team, headed by Richard Blackman created concept boards that were progressively updated as recommendations for finishes, fittings, furniture and art were selected for the apartment refresh.


The kitchen was completely redesigned to be more streamlined with integrated appliances and provision of under counter seating to the island bench. Tiles and carpet were replaced with wide oak floor boards in the kitchen and living area.

As the clients are big entertainers, part of the brief included a wine wall rack adjacent to the kitchen and dining area. A sunny area off the kitchen that had been used as a home office was transformed into another entertaining area, with a custom designed marble top high-bar with black bentwood stools.

Before

Before

After

After


The couple enjoy entertaining so multiple spaces were created with high-end hotel finishes and custom furniture.


The owner did not want to sacrifice her sunny daytime reading nook in the bedroom, so the perfect reading chair needed to be found. It was important to provide varied lighting options with lamps, pendants and dimmers to create a soft, moody atmosphere at night.

Before


Block out blinds and grey sheer curtains throughout add softness and privacy, while allowing an abundance of light from the north facing, full length windows in both the bedroom and living areas. A custom designed built-in desk creates the perfect work space in a bedroom alcove. The timber used is the same oak as the living room floor.

The master bedroom echoes hotel suite styling with deep, warm hues in a luxurious grass wallpaper, velvet upholstered bed head, plush carpet and refined furnishings and lighting.

After


Une cuisine chic par la CIA.

CIA designed a chic kitchen for a French client living in an Aussie weather-board.

03


As they say, the kitchen is the heart of the home, and in this project, that heart was in real need of a serious bypass.

Having not been updated since the 1970’s, the kitchen in this charming Geelong weather board home was a dark and dated eyesore, certainly not a chef’s kitchen in which to whip up a Beef Bourguignon and entertain guests.

Our client favoured a French provincial farmhouse look, which stems from her French heritage and would suit the eclectic styling direction she had started to create for her home. The brief was to update all the work areas, install stone bench tops, replace appliances and move the fridge to the old pantry that was to evolve into the style of a butler’s pantry.

CIA designed the kitchen with shaker style cabinetry, white subway tiles with contrast grey grout for the splash back and pantry, Caesar stone bench tops and a white panel board to complete the look.

The CIA Project Manager and Builder closely supervised all trades, labour and suppliers throughout the project to ensure quality of works and to maintain budget control.

When the kitchen was completed, the client was so pleased with the transformation, she immediately embarked on a second phase of works to include removing carpet from the rear living room, and refurbishing the floorboards throughout.

The old lino kitchen floor was to be removed to expose the timber boards beneath, however, they ultimately needed to be replaced as the boards were too damaged to retain. Salvage yard recycled floor boards were selected to match existing pine boards in the front lounge.

AfterBefore


Before

After

“I can’t believe the transformation of my kitchen. It was great to work with CIA, as I was not sure exactly what I wanted from the outset, but the process was very collaborative and I really enjoyed it”.


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0ELEVATION OF KITCHEN THROUGH TO FAMILY ROOM, NORTH VIEW.DRAWER UNIT ON END OF BENCH AND CABINETRY ENCLOSED ABOVE OVERHEAD CABINETS AROUND RANGE HOOD FLUE.

MAHAUT KITCHEN© CIA SERVICES GROUP

DECEMBER 2016

EasyVJ panelling, painted white, boxed above cabinet with crown (shape tbc)

EasyVJ panelling, painted white, full wall

Soft close drawers with dividers in top 2

MAHAUT KITCHEN

© CIA SERVICES GROUP

DECEMBER 2016

KITCHEN CONCEPTS

ELEVATION OF KITCHEN THROUGH TO MASTER BEDROOM, EAST VIEW ELEVATION OF FAR SIDE OF PANTRY

430 430 600

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FullyIntergrated dishwasher

SmegUpright

gas cooker

MAHAUT KITCHEN© CIA SERVICES GROUP

DECEMBER 2016

White subway tiles 150 x 75 with black grout as splash back and in pantry on left bench area. DGPO x 2

Caesar Stone (Organic White or White Foam) bench top for kitchen and pantry left side bench.

Cabinets in shaker style, above and below in solid, white painted finish.

Pantry cabinets, white laminex, no doors. Kitchen cup-board internals, white laminex.

EasyVJ panelling, painted white, left of cabinets abd splash-back from bench top to cornice

EasyVJ panelling, painted white, boxed above cabinet with crown (shape tbc)

900564

The CIA design team created mood boards and final drawings for the renovation along with finishes, appliances, new lighting schedule and select furniture items.


From the first client meeting onsite, it seemed obvious to the CIA renovation team that flipping the existing kitchen would provide a better flow and sightline through the house from the from living room through to the pool in the backyard and improve the workable area from benchtop to pantry.


CIA makes a grand entrance.

04

The dramatic change to the entrance and street facade of a 1930’s apartment building has added value to the property along with each individual lot.

Before


During the initial excavation works subsoil infrastructure was found to have failed in many cases due to degradation of pipes and tree root invasion. This had likely been creating issues for years with the cause being suspected but concealed. All damaged drainage was replaced and CIA worked with the local council who installed root barriers for future prevention.

Before

The Owner’s Corporation Committee provided a brief of what they wanted to achieve, to which CIA presented concept drawings that then informed the full scope of works. When construction costs were approved CIA managed all aspects of the project through to completion.

CIA has been providing the ongoing cleaning, garden and property maintenance to the Banff, a heritage, mixed use apartment building on Fitzroy Street, St Kilda since 2009. The OCC wanted to upgrade the front entrance which was much in need of repair, and in doing so take the opportunity to redesign the whole area to be more aesthetically pleasing and increase security to the building. It was decided to retain the steel canopy structure but extend and restore it, while a new fence and gate were designed with an Art Deco influence.

The new structure was brought forward on the block to align with the cafe side entrance. This improved security as the letterboxes were then positioned behind the gate, better lit and closer to the open forecourt. Garden beds were removed and replaced with bluestone paving and six mature October Glory Maples with steel grill surrounds. These have been up-lit creating an exciting and dramatic effect at night. The canopy was replaced and the building given its street number and name to the front fascia, adding gravitas to the street-scape.


After


Banff Apartments, 145 Fitzroy Street, St Kilda, Front Entrance Upgrade October 2013.

Existing site images.

Letterboxes to be replaced and repositioned while still under cover of awning

3080 mm

350 mm

2580 mm2590 mm

1900 mm

POTENTIAL BLUESTONE STEP UP 190 mm

BLUESTONE PAVERS 450 mm sq FROM BOUNDARY THROUGH TO EXISTING GATE LINE

5400 mm

1500 mm

1500 mm

6900 mm

AWNING

EXISTINGBLUESTONE STEP

BLUESTONE STEP

BLUESTONE PAVERS, 450 mm sq FROM BOUNDARY TO BLUESTONE STEP THROUGHOUT

ESTABLISHED JAPANESE MAPLES, WITH WATERING GRILLSAND UP LIGHTING

LETTERBOXES

PROPOSED BIKE RACKS

1900 mm

2590 mm

2580 mm

UNITS 1- 3ENTRANCE

CAFE BANFF

MAJESTIC BUILDING WALL

FENCE

FENCE

GATE

PROPOSED FRONT ENTRANCE UPGRADE TO BANFF APARTMENTS 145 FITZROY STREET, ST KILDA. - OCTOBER 2013 SCALE 1:100

PROPOSEDBLUESTONE STEP (SUBJECT TO COUNCIL APPROVAL)

In consultation with the Owner’s Corporation Committee, CIA designed the new entrance to resolve security and privacy issues while actually opening up the space and improving the sight line to the attractive garden beyond.


Steps and terraces were created to replace the sloped entrance and the garden beds at the rear of the entrance rebuilt in bluestone with plantings of Star Jasmine. The extensive front garden that runs the length of the residence pathway was refreshed with much needed pruning and infill planting.


05

Less is more when it comes to creating a tranquil home for sale, and finding perfect balance is the key to success.

Inner city sanctuary.

The owner’s of a three bedroom, double fronted weather-board were out-growing their much loved home with the arrival of their second child. CIA were brought in to provide consultation, styling and cleaning throughout the sales campaign. Following recommendations on the best use of space and existing furniture, much culling was done to enhance new furnishings and art. Upon completion the house presented as a stylish, tranquil sanctuary and an excellent result was achieved on auction day.


AfterBefore


Careful editing and replacement of existing ornamentation and artwork created a more harmonious visual balance.

Furniture and art were edited and supplemented with additional key pieces.

After much culling and new furniture selection, a messy work space and child’s playroom was transformed into a slick home office.


An investment property returned to its former Deco splendor before selling.

From dowdy to designer.06


The owner was particular in their brief to have the two bedroom apartment beautifully restored, and filled with stylish furniture and art, to reflect how she had once lived there prior to moving overseas.Buyers in upmarket suburbs such as Toorak expect a high level of aesthetic appeal whether they intend to live there or purchase for investment and no matter the entry level. The property when complete, stood out in the crowded market place, attracting the right buyer and an excellent result for our client.

Before

After


DAVINE - PROPERTY PRESENTATION© CIA SERVICES GROUP

JANUARY 2017

SECOND BEDROOM

DAVINE - PROPERTY PRESENTATION© CIA SERVICES GROUP JANUARY 2017

LOUNGE ROOM

DAVINE - PROPERTY PRESENTATION© CIA SERVICES GROUP

JANUARY 2017

MASTER BEDROOM

Richard Blackman for CIA created concept boards that were progressively updated as recommendations for finishes, fittings, furniture and art were selected for the apartment refresh.


AfterBefore

Cracks, peeled paint, unwanted and damaged window furnishings, ceiling speakers and picture hooks were removed and surfaces repaired and prepared for a complete paint throughout the apartment.

The front garden and rear courtyard garden were carefully pruned, mulched and cleaned up for the sale. These were then maintanined throughout the campaign leading upto the auction.


AfterBefore

Exterior window frames, doors, balustrating and the rear balcony floor were repaired and painted.

The front stairs, landing and front door were very much in need of repair and paint to create a welcoming and impressive first impression.


Filled with period charm, this home was refurbished to appeal to a broader age demographic.

Period Perfection02


Before

After

“The house looks amazing after the care and attention to detail from the CIA team. Richard listened to what we wanted and guided us to find a solution that suited the market. Marcus was able to find a solution to any problems as they arose. They were the dream team to work with and we are so pleased with the auction result, thank you”. Jay Bethell


AfterBefore

It’s not always easy striking the balance between classic and contemporary.

Upon entering for the first time this Camberwell home, situated in a picturesque period streetscape, one was almost overwhelmed by the richness of the antique and art filled interior.

The strategy for this pre-sale presentation was to retain some of the welcoming splendor while updating the interior and exterior to appeal to both an older empty nester and a younger buyer ready to create their family home.

From the first consultation where the project scope was decided, the editing process began so that the vendor family could commence the task of removing furniture and decor items that would not be retained in the final styling.

The works included a complete paint of the exterior from the front fence to the rear garage, full interior repair and paint, new carpets throughout, replacement of vinyl with ceramic tiles in the kitchen, new lighting and replacement of window and door furnishings.

A mixture of classic and more contemporary furniture was brought in to complement the elegant antiques and period pieces.

Completing the works in a five week period, in the middle of a cold, rainy Melbourne winter is not an easy task and requires tight project management and the reliance of an excellent team of professionals to get the job done.

This elegant family home is highlighted by beautiful and lush gardens delivering an instantly appealing living environment of the highest quality. Combining visual impact with immaculate presentation following the total refurbishing has created a lasting impression.


Before

After

KASOUKA ROAD - PARENT HOME PRE-SALE PROPERTY IMPROVEMENT© CIA SERVICES GROUP – JULY 2017

FAMILY ROOM AND MEALS

Replace sofa for a more modern possibly modular style and replace coffee table. Remove chest of drawers.

Possibly retain armchairs and corner chairs.

Edit books and decor. Restyle glass front cabinet with silver pieces from cupboards and elesewhere on display.


Before

After


BEDROOM 2 - CURRENT STUDY

Return to bedroom and make a teenage boys room with double bed and bedsides.

NOTE: This room will now be carpeted, same as rest of house.

Remove all furniture and retain chairs and wooden bench seat for possible return or to guest room. Antique desk might fit in guest room?

Remove shelving from one side of cupboard and replace with rail for wardrobe.Edit office and decor items


Before

After


KITCHEN

Paint and remove lino flooring.Replace with ceremic tile. Remove table and chair mainly for through traffic reasons during opens.

Artworks on wall have been retained for potentail re-hang.

All three fridge freezers will be retained. Freezer may not be put back. Could remain in garage.


Before

After


OUTDOOR ENTERTAINING

Paint timber window and door frames and sills in Dulux Lexicon White Quarter.

Remove fly screen and fly screen door and store in garage.

Remove BBQ.

Pressure wash paving.

New lounge seating for corner. area and / or dining table.

Some pots with annuals and existing to return.

Paint front facia of eaves and pergola in Dulux Beige Calm.

Paint under eaves Dulux Flat White.

Paint window, door frames and sills in Dulux Lexicon White Quarter.


Before

After


MASTER BEDROOM

Paint room natural white including over wall stencil. Remove curtain rails and drapes. Retain blinds.

Remove desk and replace with chair and table as shown at right, from lounge.

Replace tallboy with drawers from dining room which are smaller and remove mirror.

Beautiful bed linen in white and warm tones, no silvers and greys. Cushions and throw to match.


Before

After


STREET FRONTAGE

Paint front of house in Lexicon White Quarter including under window frames and sills.Paint verandah posts and framework in Dulux Beige Calm.

Paint front fence in Lexicon White Quarter with NO highlight colour on posts.

Rejuvinate house name sign.Pressure wash verandah, front path and roof and gutters before painting.

Front door:Blue Lobella

Verandah timber:Beige Calm

Walls/fence:Lexicon White Quarter


Ready for the renters.

07

Our client wanted to refresh and improve their investment property to seek a higher rental yield.


After

After

AfterBefore

This cool inner city warehouse conversion was looking tired and in need of refreshing, so CIA were called to provide a makeover treatment. The owners sort to raise the standard of presentation to substantiate a higher rental return.

Works included repair and paint through out interior and exterior, new exterior awnings repaired and replaced. The jarrah floors were sanded and polished, new kitchen stone benches and splash back installed and the oven, cooktop, dishwasher and sink were all replaced.

All three bedrooms received better quality and more durable carpet and blinds and one room had a built in robe installed where there had been none.

AfterBefore


One of the second bedrooms had robes built in along while all received more stylish and durable new carpet and blinds.

The kitchen upgrade included new stone bench tops and splash back along with all new appliances.

Bathroom repair including water damage to skirtings, full paint, new fixtures and vanity greatly improved the ensuite bathroom.

For more information contact Richard Blackman 0438 336 796 [email protected]

CIA Services Group +61 3 9510 4150 [email protected]

selling or renovating?...old fit-out for five star living. they wanted to feel the ‘wow’ factor...

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