Whether you are looking for a place to live, or you need to find a new residence because of the increase needs of you family, buying a second-hand house can be the answer. 

Another alternative is renovating the house you’ve been living in. 

Below are some tips and tricks for those who are planning to buy a house or revovate their homes. 

Buying a second-hand house

There are at least four things you need to consider before you decide to buy a second-hand house: 

Price

1. The price of a house consists of the price of the building and the price of the land. You need to compare the land’s price with other property nearby or to its Nilai Jual Objek Pajak (Selling Value of Tax Object). The price of the buidling depends on its condition. Usually it ranges from Rp 2 - 3 million for a building with the size of 45 - 500m2. It also depends on the floor material, kitchen and bathroom sanitary equipments, and other furnishings. To make it simple, here is a formula: The House Price = Land Size x Land Price per m2 + Building Size x Building Price per m2.
2. The ownership status of the land. Is it Hak Milik (Right to Own) or Hak Guna Bangunan (Right to Use the Building). The land price with HGB certificate can be 5% cheaper than those with HM certificate.

Law Status

1. You might need to check the land’s status in Badan Pertanahan Nasional (National Land Committee) make sure the land is not in dispute.
2. The building must be certified with Ijin Mendirikan Bangunan (building permit) to assure that it’s not constructed in a prohibited area.
3. If it’s located in a real estate, make sure that the original certificate has been splitted so that each unit has its own certificate.

Physical Condition of the Building

1. For jetpump water supply, you might want to check the quality of water in a laboratorium.
2. On a location where there are a lot of termites, the roof construction needs to be checked using the roof man-hole. This is to assure whether the house is still safe for settling in.
3. Observe the walls, if there’s something that makes you suspicious, you may consult a building expert



4. See if there’s still space or area of land to build new rooms, whether it would be a vertical or horizontal extension.

Location

1. If you are planning to live there in a long term, you can check the general planning for that area by asking for it in Dinas Tata Kota (Local City Planning Office).
2. In terms of convenience, you need to consider the availabilty of public and social facilities around the neighbourhood.
3. Find out whether the location is vulnerable to flood. If it is, how severe it is and what’s the cause of it.
4. You can ask the history of the land to local inhabitants. If the land used to be an area of swamp, it usually cause problems in water quality and instability of the soil.
5. Is it easy to access the house? Or do you have to go through a severe traffic jam to reach it. How about public transportation. Are there alternative ways?

Renovating the house

Renovating a house ranges from changing to adding parts to the house, such as wall opening or building a room. House extension can be done in several ways: upward, to the side, or to the back of the house.

1. Notice the category of rooms; private rooms are better located in one area for the sake of your own convenience. Rooms that are used together such as living room, guest room, carport/garage are gathered in one area.
2. It would be better if you can arrange the position of rooms so that they have better access and you can avoid cross circulation; separate service access from public access. By doing this, you can avoid, for example, a situation where someone is taking the garbage out or carrying grocery and disturb the convenience in the house.



Galvanic steel house from Japan. The wall and the floor skeleton is made of galvanic steel. GRC is used for outer walls, and gypsum boards for inner walls. Available in local market.

3. Pay attention to air circulation. Cross ventilation is the best for good air circulation. The air flows into and across the room. This passive air conditioning doesn’t require an air conditioner.



A house with load bearing, lightweight concrete wall construction. The construction only takes a short time, and the wall is neatly constructed with good physical properties.

4. A wall facing westward needs more attention, so the convenience of the room can be maintained. This includes preventing the sun exposure from damaging the furnishings, especially books. Use material that is heat resistant. You can consult an architect if necessary.
5. For a wall facing an area/situation where there are a lot of noises and is very dusty, for example a road, avoid creating an opening (door or windows) that are directly facing that area/situation.
6. When you create windows for lighting purpose, consider what kind of activities that will be done in the room.
7. Use materials that are suitable to your budget. Then be disciplined and stick to your budget plan, so that the renovation can be finished on time. Make sure the volume of material you need. If you’re not sure, ask the local material supplier/distributor.
8. Use materials that are easy to attain and easy to install.
9. Determine an amount of additional cost, covering installation cost, working equipments and other additional materials.
10. Choose a reliable developer.
11. Apply for IMB (building permit) to Dinas Tata Kota, with a blueprint of additional rooms attached.

In the case of vertical (upward) extension, the list below is worth consideration:

1. If you have the blueprint of the house’s old construction, check whether the size of existing foundation, columns, and beams are enough to sustain the extension.
2. If the old construction is suitable for extension, choose materials that are easy to install and won’t disturb the activities downstairs.
3. If the old construction is not suitable for extension, consult a building expert and ask his advice about which part of the structure needs to be strengthened. To keep the budget down, use lightweight but strong materials.

Enjoy your “new” home!