住活コラム_『リノベ済物件』or『買ってからリノベ』_サムネ
■住活コラム

『リノベ済物件』or『買ってからリノベ』

【目次】

1.リノベとリフォームの違い

住活コラム_『リノベ済物件』or『買ってからリノベ』_1

リノベーションとリフォームは、両方とも建物や住宅を改修することを指しますが、微妙な違いがあります。

 

・リノベーション

リノベーションは、建物や住宅の性能や価値を向上させることを目的とし、部分的または全体的な改造を行います。つまり、建物や住宅の構造を変更し、新しいデザインや機能を追加することを指します。リノベーションはリフォームよりも工事の規模が大きく、部分的な修繕だけでなく、大規模な改修も行われることがあります。

 

・リフォーム

リフォームは主に「古くなった部分を新品同様の状態に戻す」ことを目的として行われます。具体的には、お風呂やトイレ、キッチンなどの設備を新品と交換する工事や、壁紙やフローリングを張り替えるなどが該当します。リフォームは主に部分的な修繕を行い、間取りや内装の変更は行いません

簡潔に言えば、リフォームは古いものを新しい状態に戻すことを重視し、リノベーションは新しいデザインや機能を追加することを目的としています。

2.リノベ物件の買い方は2パターン

住活コラム_『リノベ済物件』or『買ってからリノベ』_2

リノベ物件の買い方は主に2つ。リノベ済物件を購入するか、中古物件を購入してからリノベするか。それぞれの特徴をみていきましょう。

 

1.『リノベ済物件』を購入する

リノベ済物件を購入する場合は、すぐに快適な生活を始めたい方やリスクを避けたい方、リノベーションの内容に強いこだわりがない方に適しています。

この方法のメリットデメリットは以下のとおりです。

 

【メリット】

・即入居できる

リノベーションが完了しているため、すぐに入居することができます。手間や時間をかけずに新しい住居で生活を始めることができます。

・手間や時間がかからない

リノベーションの工程やコストを自分で管理する必要がないため、リスクが軽減されます。予期せぬトラブルや追加費用の心配が少なくなります。

・価格が明確なので資産計画を立てやすい

物件価格にはリノベ費用も含まれているため、資金計画が立てやすいというメリットもあります。追加費用が発生することはほとんどないので建売住宅などの完成物件を購入する感覚と同じです。

 

【デメリット】

・価格が高い

リノベーションが施された物件は一般に価格が高めに設定されていますが、手間や時間の節約を考慮するとコストパフォーマンスは高いと言えます。

・シンプルなデザインが多い

リノベーションにはさまざまなスタイルがありますが、リノベ済物件は万人受けしやすいシンプルなデザインであることが多いです。個性的なリノベを求める方には物足りないかもしれません。

 

2.『買ってからリノベ』する

中古物件を購入してからリノベをする方法です。中古物件購入、リノベーション、住宅ローン、この3つをこなしていかなくてはならないため、プロセスが多いですが、時間や手間をかけてでも理想の家づくりをしたい方には適しています。

この方法のメリットデメリットは以下のとおりです。

 

 

【メリット】

・自由度が高い

中古住宅を購入し、その後のリノベーションによって、自分の好みやニーズに合った家を実現できます。

・家づくりのプロセスが見える

リノベーションの工程やデザインに参加できるため、家づくりのプロセスを楽しむことができます。

 

 

【デメリット】

・予期せぬ問題が発生するリスクがある

中古物件を購入しリノベーションする場合、予期せぬ問題が発生するリスクがあります。建物の構造や設備の劣化、補修や改修が必要な箇所などに対処する必要があります。

・すぐに入居できない

中古物件のリノベーションには時間がかかる場合があります。設計や工事の準備、実際の工事、そして引っ越し準備など、複数の段階を経るため、入居までの期間が長くなる可能性があります。

・手間や時間がかかる

物件購入とリノベーションを別々の会社に依頼したい場合、注文住宅なみに手間がかかります。なぜなら、物件探し、リノベーション、住宅ローン、この3つをこなしていかなくてはならないからです。大変な思いをしたからこそ、自分好みの家を手にした達成感はあるかと思いますので、デメリットとも言い難いですが、家づくりに手間をかけたくない方には負担になるでしょう。

3. 『リノベ済物件』選びのチェックポイント

住活コラム_『リノベ済物件』or『買ってからリノベ』_3

リノベ済み物件を選ぶ際には、注意深く検討する必要があります。以下は、その際に重要なチェックポイントです。

 

1.工事範囲の確認

リノベーションがどの部分に行われたかを確認します。内装の美観だけでなく、配管や電気設備、構造的な改修も重要です。物件が本当に必要とするリノベーションが行われているかを確かめましょう。

 

2.物件価格の適正さ

物件価格にリノベーション費用が適切に反映されているかを確認します。『リノベ済物件』の中には、過剰な価格設定が見られることもあります。そのため、提示価格を鵜呑みにせずに、相場に合っているかどうかを必ず確認することが重要です。中古住宅の価格相場を知りたい方には、国土交通省が運営している「不動産取引価格情報検索」をご利用いただくことをおすすめします

 

3.法令遵守の確認

時折、違法に増築されたり、建築基準法などの法令に違反されたりしている中古住宅が市場に出回ることがあります。一般的な違反事項としては、建蔽率や容積率の超過が挙げられます。たとえデザインが気に入っても、このような物件の購入はおすすめできません。そもそも、違法建築は住宅ローンが通らない可能性があります。

4. 『買ってからリノベ』する時の注意点

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中古物件を購入してからリノベする場合の注意点を解説します。

 

1.物件探し・リノベ・住宅ローンの3工程がある

中古住宅を購入してからリノベしたい場合、「ワンストップ」という方法を取り扱っている会社に行けば、中古物件探しからリノベーションまで全ての工程をひとつの会社で行うことが出来ます。この場合はさほど手間はかかりません。

 

しかし、物件購入とリノベーションを別々の会社に依頼したい場合、注文住宅なみに手間がかかります。なぜなら、物件探し、リノベーション、住宅ローン、この3つをこなしていかなくてはならないからです。

流れとしましては、まずは不動産会社でリノベーション向き物件を探してもらいます。そして、物件の売買契約・決済・引き渡しが完了したら、別の会社でリノベーションの契約、工事へと進みます。

 

2.リノベできない中古物件もある

フルスケルトンでのリノベーションは、基本的には間取りや設備の変更が可能ですが、建物の構造によってはリノベーションが制限される場合もあります。具体的には、以下のような構造のマンションではリノベーションが難しいことがあります。

 

・耐震性や構造上、必要な柱は解体できない

・マンションの共有部分(外壁の塗装など)にはリノベーションはできない

・上下・左右の部屋に影響がない範囲で工事ができる

(そのため、床材の変更が禁じられているケースがあります)

・マンションの規約で電気とガスの容量が定められているため、オール電化に変更できない場合がある

 

物件を探す時は、不動産会社にリノベをしたいことを伝え、適した物件を探してもらいましょう。

 

5. 住宅ローンとリフォームローンの違い

住活コラム_『リノベ済物件』or『買ってからリノベ』_5

最後に、住宅ローンとリフォームローンの違いを解説します。

 

住宅ローン…新築または中古住宅の購入や建築資金を賄うための融資。住宅の購入や建設に関連する費用をカバーします。

リフォームローン…既存の住宅のリフォームや改修、修繕のための融資。住宅の改装やリノベーションに関連する費用を支援します。

 

 

住宅ローン

リフォームローン

選択可能な金利

「変動金利型」「固定金利型」「固定選択金利型」から選択できる

「変動金利型」(年2回金利見直し)が主流。金利が住宅ローンよりも高い。

返済期間

最長30〜35年

6ヵ月〜15年程度

対象物件

新築住宅や中古住宅、マンション、土地購入

既存の住宅のリフォームや改修、修繕

審査基準

審査期間は長め。完済時年齢、借入時年齢、返済負担率、勤続年数、年収、担保評価、健康状態などをみて審査する。

リフォームの内容や予算、物件の価値などが審査の要件となる。

 

リフォームローンの金利は通常、2〜5%と高めに設定されています。一般的には、物件の購入には通常の住宅ローンを利用し、リノベーション費用には別途リフォームローンを利用するケースが多いです。

ただし、物件の購入とリノベーションを別々の会社に依頼する場合は、通常の住宅ローンとリフォームローンの二重ローンになります。このような二重ローンを避けたい場合は、一体型ローンを利用する方法もあります。

6. まとめ

来店相談の詳細・予約はこちら

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コラム・住まい探しに役立つ情報