Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • A troubling report inferring bidding wars for rentals has prompted us to consider one of the moral dilemmas of being a landlord - How much is too much to charge tenants?  While the Ministry of Business, Innovation, and Employment has clarified there is nothing in the Residential Tenancies Act which 'precludes the tenant from indicating what they would be willing to pay for a rental p...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Most of us are fully aware that one of the hallmark obligations of being a landlord is to provide our tenants with a safe and healthy home. However, there isn't a lot of instructive authority beyond the wordings of s45 of the Residential Tenancies Act.  Amongst other things, s45 requires landlords to:  ... (b) provide and maintain the premises in a reasonable state of repair having regar...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Right kids, break's over. 2018 here we come.   January is usually the time we self-reflect, set goals, and think about how to make impactful changes to our lives. Being an investor and landlord is part of that life, so why not take some time to recalibrate and consider how to invest more successfully in 2018? A good starting point has to be getting a lay of the land by getting your head arou...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post

Get ready for summer!

  • We've got together with some of our good friends to bring you a list of summer landlord tips.  Take a look: Dean Larritt, Maintain To Profit Minimise the need for emergency repairs over the summer.  Check that all of your rentals are secure by giving the door- and window- locks a once-over before you head off on holiday.  Ron Goodwin December/January are typically high-churn months for re...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   As the year draws to a close, we’ve got a good understanding on likely changes to the property market and certainly which buyer groups are under the new Government’s property spotlight. In short, property speculators and foreign buyers are the focus. The Government has been clever in using the Overseas Investment Act to restrict foreign citizens buying existing property, but there’s no...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • It is largely accepted that buying a rental is different to buying a home.  Investors buy on projected yield and growth making purchasing a rental a somewhat mechanical process (if you repeat it often enough).  But what if you are buying a rental and an existing tenancy?  Should you broaden your due diligence and look at anything other than the numbers?  Take a look at the recent Tribuna...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • This week's Tribunal case digest relates to Simpson, Alan Geraint vs K & S Ballantyne Family Trust, JR Kerr Family Trust and other parties.  The way the adjudicator sets out the order serves as a lesson for landlords on presenting and asserting your claim at the Tribunal.  As our commentary largely relates to process (rather than the application of the Residential Tenancies Act), I will leav...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Change is a familiar state for property investors.  Tenants churn, the market waits for no one, policy-agenda shifts depending on where we are in an election cycle, lenders' appetite never stays the same - in short, things change.  Change is great. Change flushes out new opportunities and gives us space to grow.  But not everyone is a happy beneficiary of this perpetual state of flu...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Considering the tremendous stress Anderson v FM Custodians Ltd has had on the landlord community, Vic Inglis’ successful appeal at the District Court is nothing short than an extraordinary, and much needed, relief. In September this year, Mr. Inglis was ordered by the Tenancy Tribunal (citing Anderson as authority) to refund his former tenant, Natalie Parry, nearly $11,000 of rent p...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   If ever there was a reminder for landlords to remain collected and evenly keeled, it is Wicjhita Holdings Limited vs Ross, Helena. Boy… what a case.   Background Helena Ross’ tenancy from Wicjhita Holdings Limited (“WHL”) was subject to an earlier Tribunal decision which resulted in a termination and money order against the landlord, WHL.   Application 4090334 to which this commentary ...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   A recent Stuff.co.nz article quoting Andrew King on behalf of the New Zealand Property Investors’ Federation (“the NZPIF”) prompted an email from G that is of interest and should spark discussions amongst landlords. Note that personal details are redacted to protect parties’ privacy:   Attn of: Andrew King cc xxxxx ...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   Asbestos-related illness is the number one cause of death in New Zealand workplaces. For that reason alone, the government will require, from April 2018, for all properties undergoing major renovation to be checked for asbestos. This will have significant impact on property investors who are likely to become PCBUs during renovation projects. Related article: Health & safety post-A...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Per its election promise, Labour is pushing ahead with plans to ban foreign buyers from buying existing residential properties in an effort to calm the housing market to benefit first home buyers.  By all indications, the government is working on legislative changes with the expectation that by the end of this year non-citizens and non-residents will not be able to purchase existin...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   Oh… so so much. There is something to be said about the man who manages to turn a garage operation into a global conglomerate in less than a quarter of a century. A lot of something to be said actually, and we are only scratching the surface today.   One stand-out Jeff Bezos business philosophy has always struck a chord with me, and it should with you. On the fundamental ingredient to succ...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • From 1 July 2016, all new residential tenancy agreements are required to include a signed insulation statement detailing the extent of insulation in the property.  At the time of passage, this requirement was seen by many as a bureaucratic intermediary in anticipation of universal insulation by 2019.  But if its recent orders are anything to go by, it is apparent that the Tribunal has ev...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • The landlord industry has been rocked, in recent months, by the effects of the High Court's decision of Anderson v FM Custodians Ltd [2013] NZHC 2423.  Specifically, the case has been cited as authority for tenants to claw back 100% of all rents paid throughout the time of tenancy at the point of dispute.  It doesn't take much to acknowledge the gross injustice in most cases where l...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •     Over the course of the last few years, investors had made a lot of money buying properties off-the-plan. The overall idea is simple enough: an off-the-plan buyer can enjoy capital gains before having to service any interest costs. That was particularly the case in Auckland where settlements often got pushed out by lengthy council delays without any increase in purchase prices th...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •     I have a fixed-term tenant who is using the (residential) rental as a massage clinic.  Now that the fixed-term is over, the tenant is requesting for another two years of fixed-term tenancy.  I read from the template tenancy agreement that the property has to be used principally for residential purposes.  That is not the case here.  I do want to keep her as a tenant.  If I sign th...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • This afternoon, Hon Peter Dunne announced his resignation from Parliament after serving 33 years for the Ōhāriu Electorate. This move came shortly after the One News Colmar Brunton poll released just last week putting Labour’s Greg O’Connor well ahead of the polls. National has since announced that it will be throwing its full support behind its own candidat...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • If you want to grow a successful portfolio and live a more accomplished life, you have to find ways to replenish and feed your mind constantly.  Over the last few years, podcasts have emerged as a go-to tool for the busy investor who has a maxed-out schedule that is too tight to juggle in another business book.  The great thing about podcasts is that they are easy to produce and even eas...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Most investors understand that to become successful, you must network.  But so often networking gets cast aside as one of those tedious and dreadful tasks that are somehow less important than buying properties, vetting tenants, and adding value.  For the eternally-shy amongst us, networking is daunting, uncomfortable, and inauthentic.  For the ever effervescent energy balls, enthusi...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   Paula Robinson and Bevan Warn are no property newbies. By the time they met in 2011, they have both accumulated over 30 years experience in property and landlord. Being enthusiastic about their investments as well as networking with fellow investors, Paula and Bevan have kindly put their hands up to host the regular Warkworth investor networking group that will start its first mee...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  •   We are landlords of both commercial and residential properties and have been advised that we are required to have a Health And Safety Policy And Plan. Is that correct? If so, what should the policy/plan cover?   Under the Health and Safety at Work Act 2015 (“Act”) commercial landlords and (at times) residential landlords are Persons Conducting a Business or Undertaking...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • It is often said that real wealth with property comes with time.  You are more likely to succeed if you take the long-term approach to accumulate both cash flow and capital gain over time.  Which is why it is so important for any investor to build a strong investment team, not just for now, but for the long term.  The goal here is for all the elements of your team to come together like a...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Reserve bank Governor Graham Wheeler has been working for some time to reduce the risk that he sees in the New Zealand banking system, mainly centred on house price inflation and low dairy product returns. Now that the milk market has turned up again, property prices and the related mortgage lending seem to be his main target. He has already attempted to restrain the demand for hous...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • We sometimes hear advocates for residential tenants claim that rents should be subject to price control. They say that rent controls provide long-term security for renters, and tilt the balance of power away from landlords towards the tenants. This, in their view, makes for a fairer housing market in which households with lower incomes cannot easily be pushed aside by landlords keen...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • This week the Government introduced the Residential Tenancies Amendment Bill (2) to Parliament.   There are three main parts to this Bill that are worth noting by landlords:  Tenants liability for damage  Since Holler v Osaki, tenants are no longer liable for damages they unintentionally cause to a rental property.  This Bill addresses the inherent inequitable outcome Holler has cost...

Auckland Property Investors' Association
Auckland Property Investors' Association
Blog Post
  • Landlording is not rocket science but experience and attention to detail count a great deal.   Here are five not-so-obvious tips experienced APIA landlords have to share with newbies:  Tip 1: Find your inner Ebenesa Every landlord lives with this constant tug-o-war between our inner Ebenezer Scrooge and Mother Theresa.  On the one hand, you are a property investor, and profit matters.  ...

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