Healthy Homes

The Healthy Homes standards affecting rental properties became law on 1 July 2019 and we have already successfully co-ordinated and passed the first hurdle.  This was to ensure there is appropriate insulation in all our rental properties, and to supply all tenants with insulation statements about the location and type of insulation.

We have followed on from this.  We are now also issuing ‘Statements of Intent to Comply with the Healthy Homes Standards’, which are now legally required as part of any new, varied or renewed tenancy agreements.  This statement confirms we are committed to meeting the future Healthy Homes legal requirements for that rental property.

What is Next?

From 1 July 2021, all private rentals must comply fully with Healthy Homes legislation within 90 days of any new or renewed tenancy, with all private rentals needing to comply by 1 July 2024.

As implementation of the new legislation is being staggered over the next two to four years, the next critical deadline for owners is 1 July 2020. By this date we must provide all our tenants with confirmation about the “current status” of the property’s compliance, covering all aspects of the Healthy Homes’ standards, including heating, ventilation, moisture and draughts.

Healthy Homes Standards Deadline Quinovic Parnell

We Are Ready!

In order to ensure we have a full understanding on the state of compliance for every rental property (heating, ventilation, moisture and drainage are particularly complex/technical areas to confirm compliance under the standards), we are currently negotiating to have rental property audits carried out by qualified and independent external auditors.

We are also talking to all our recommended suppliers of heating and ventilation products.  Once we understand what each rental property needs, we can offer the best and most cost-effective solutions here too.

Is your property or portfolio of Auckland rental properties managed by a team of experts in Auckland property management?  Are you confident your Auckland property manager is aware of changes in legislation?  Get in touch with Quinovic Parnell today and talk to Kerry about the new Healthy Homes standards and how they affect your property.

Switch your property to Quinovic Parnell – Auckland’s experts in managing Auckland properties.

Get in touch today with Quinovic Parnell:

Phone Us:  +64 (09) 373-4353

Email Us:  enquiries@quinovic-parnell.co.nz

 

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Who Wants to be a Quinovic Property Manager in Auckland?

We take a peek into a day in the life of a Quinovic rental property manager.  Some people think we only collect the rent, which we do and it goes into a secure trust account.  The account is like what law firms operate.  At Quinovic Parnell we also do much more than that.

What exactly does a property manager do?

Property Maintenance:

We look after our owners’ properties.  We take care of all aspects of repairs and maintenance.  As such we work with builders, plumbers, electricians, cleaners and gas fitters.  We also work with gardeners, arborists and lawn mowing service providers.

We organise for the cleaning and servicing of pools and spas.  We brief tilers, roofers, carpet layers, curtain and blind installers/repairers.  We instruct glass repairers, insulation installers, locksmiths, painters and decorators.  Then there are pest controllers and house washers.  There are asbestos removers, chimney sweeps, heat pump and air conditioning services.  Plus there are drainage and sewage consultants.

We talk to architects, engineers, body corporate managers, insurance brokers and underwriters.  Sometimes we deal with neighbours over renovations, subsidence, boundary fences and overhanging trees.
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Property Inspections:

We do regular inspections of all our rental properties.  The inspection includes a written report and photos.  We check each property complies.  We check for operational smoke alarms, asbestos identification, insulation, weather tightness and mould.  We then liaise with our owners and tenants about any outstanding issues.

Accounting:

We break down and explain invoices and costs to our owners and tenants.  We reconcile and allot charges for water bills and property maintenance expenses.  We receive rent payments and chase up rent arrears.  We receipt and later release tenants’ bond monies.

Legal Accountability:

We are the property owner’s legal representative.   We ensure the properties we manage and the owners we represent adhere to the Residential Tenancies Act (1986) and its amendments We observe legislative, body corporate, and/or local government rules and council bylaws which govern residential rental properties.  And this includes residential parking constraints.
We uphold the rights and obligations of all parties, including our tenants.  We are also responsible for ensuring the quiet enjoyment of our tenants’ neighbours.  Now and again we deal with noise complaints and barking dogs.

Security:

We look after keys, swipe cards, remotes, security and alarm codes for all properties we manage.  We record each time these items leave and return to our office. We vet all service providers who are working in our tenants’ homes.  We make sure all service providers have agreed to our health and safety guidelines.  We ensure all our rental properties are safe and secure for our tenants.

Utilities:

We organise or advise about electricity and gas supplies, broadband and Sky TV.  We oversee the fibre installation into rental homes.

Research:

We keep up-to-date with market rental prices which can show seasonal variation.  We assimilate the latest tenancy tribunal judgements and legislative changes affecting rental properties.  We keep our owners and tenants updated. Where required we alter our business practices.  For new tenancies, we vet tenancy applications and check tenant references.

Marketing:

We write compelling rental property advertising to attract great tenants.  We sometimes take our own photos for advertising.  Other times we arrange for professional photographers to take them.  We use social media to further promote properties to a wider audience.
Quinovic Parnell assists owners of rental properties with strategies that ensure their investment is professionally managed by experts to the highest standard.  We give you peace of mind, so you know you are working with Auckland property management experts.
Talk to Kerry today from Quinovic Property Management Parnell about us managing your Auckland rental property:

 

How to Get Noticed when Applying for a Rental Property

In Auckland’s competitive rental property market – being turned down can be discouraging.  You could be competing against a number of other potential tenants for the same place.  Is it time for you to think outside the square?

You need to make a good impression on who is doing the viewing if you are to secure the rental property you want.  It could be a private landlord, a letting agent or a property manager that you will deal with.

There are many advantages to a property owner using a property management company.  So you could be dealing with a property manager from a property management company, rather than with the landlord.

The property manager does the reference, credit and background checks, and in due course provides the owner with their opinion.

Top Tenant Tips

At each viewing you attend, there may be a number of potential tenants there.  You should make yourself known to the agent by introducing yourself.  This is irrespective of how busy the viewing is.

Before the Viewing:

  • Make use of systems such as Viewing Tracker on Trade Me.
  • Familiarise yourself with the location of the property, and pre-plan which route you intend to take.  To ensure you arrive on time, take traffic into account.
  • Pay attention to what to wear at the open home and the first impression you will create.
  • If dealing with an agent – obtain a tenancy application form beforehand if possible.  You may be able to download one from the company’s website.
  • Fill out the application form before the viewing, and ensure you have a copy of your photo ID.
  • Put together a tenancy resume or similar, and include a photo.

The open home is usually the first time the property manager will have seen or dealt with any potential tenants.  It is vital you make a good first impression.

At the Open Home:

  • Be on time, and if you can turn up a little early.  If you are running a little late – it is courteous to let the property manager know.  Call or send a quick SMS if you are running behind time.
  • Introduce yourself to the property manager.  This is really important if there is a lot of interest in the property, or if it is in a sought after location.
  • Be sincere and honest, and communicate well.
  • If you could see yourself living at the property – let the property manager know you will put in an application.  Do what you say by following through.
  • If there is a viewing sheet at the property – fill it out.  You could be added to their office database and contacted about other available properties.  If unsuccessful for this property, you could be considered for another.
  • Resist the urge to openly criticise the property.  If it really doesn’t suit then you shouldn’t apply.  If the agent asks for your honest feedback – you should give your view without being overly critical.
  • If you pre-completed the application form – hand it to the property manager at the viewing together with a copy of your photo ID.  If you are from overseas you could use your passport as ID, and include a copy of your visa conditions.

After the Open Home:

  • If you emailed your application – follow up with the property manager by calling to confirm they received it.  Sometimes emails can go straight into junk mail, particularly those with attachments.  It is good practice to double check your tenancy application has been received.
  • Refrain from calling the property manager every few hours for an update. Property managers can be incredibly busy, and it can be very off-putting if a potential tenant is overzealous.

Get in touch with Quinovic Property Management Parnell

Auckland’s New Property Millionaires

The residential rental housing market is seldom dull.  What an eventful few weeks we have had!

Did you check the new Auckland property revaluations recently?  On the first day of online access 120,000 people checked 10.3 million Auckland Council property revaluations.

Auckland Council pre-empted a lot of increases.  They announced the average house price rose 46% to $1.076 million since the previous revaluation three years ago.

In June 2018 Auckland Council sets its new rate level.  It will be clear then how these increases translate into rent increases.  It is likely we will see upward pressure on residential rents.  Property owners and investors will attempt to maintain equilibrium in their rental returns.

Those new revaluations may already be out of date

Most property owners are aware the Auckland housing market has been cooling.  It also means it is likely some properties may be worth less than their new revaluation.

Real Estate Institute of New Zealand (REINZ) figures released for year ending October 2017 state the Auckland median property sales price fell 3.2% year-on-year to $850,000. This is the biggest fall since December 2010, and the lowest median price in the last 16 months.  Yet it might not be as grim as it first seems.

There has been a glut of apartment sales in what was the old Auckland City Council area. This brought down the median value for the whole Super City region.  And it depends on how you measure “price”.  REINZ also do another calculation using a House Price Index (HPI) formula.  For the Auckland City legacy area, this only resulted in a decrease of 0.8% year-on-year.  HPI looks at the mix and value of the properties sold, not sales price alone. This makes an allowance for all those apartments.  Feeling better?

Quinovic-Property-Management-Parnell-Propety-Investment

Hold Don’t Sell

The slowing down of Auckland residential property sales has seen a lot more properties which didn’t achieve an acceptable sales price, convert to rental properties.  Depending on property equity, many reluctant landlords with a well-managed rental were surprised at the achievable returns.

Quinovic Property Management Parnell offers free residential rental appraisals.  You might be surprised at what you can achieve.  Get in touch with Kerry Kirwan to discuss your circumstances by clicking on the link below:

Contact Kerry Kirwan at Quinovic Parnell for a Free Rental Appraisal

It’s not always smooth sailing being a residential property landlord.  In November 2017 the Dunedin District Court overturned a ruling known as the Vic Inglis Tenancy Tribunal decision.  The Tribunal ordered Vic Inglis, the rental property owner, to refund his former tenant over $10,000 in rent.  This was due to having non-compliant alterations in his rental property.  Common sense prevailed.  The District Court ruled that although the technical breach was “unlawful”, as the tenant had not suffered from the breach, she must pay back the sum she had received.

Where a rental property has no full Code of Compliance sign-off, Tenancy Tribunal adjudicators will be able to base their rulings on the degree of unlawfulness and harm caused to tenants.  This should help ensure that resolutions are fair to all parties.

We say landlords should ensure their rental property complies with all building regulations and not knowingly take risks.

On a Positive Note for Tenants

Housing Minister, Phil Twyford, announced Government plans to pass the Healthy Homes Guarantee Bill by Christmas.  Insulation requirements will be compulsory from 2019.  At Quinovic Parnell we have been talking to our rental property owners about insulation requirements for some time.

The Labour Government has indicated there will also be minimum standards for heating which is likely to be in the form of heat pumps.  Confirmation of insulation and heating requirements will be within six months of the Bill enacted.

Tips for Rental Property Investors

Property investing can be a risky business.  Follow our tips to maintain a long-term reliable rental income from your investment property.

Purchase Quality Fixtures & Fittings

Under-budgeting, and purchasing low quality appliances is a mistake many property owners make.  Low quality fixtures, fittings and appliances often require regular maintenance more frequently, and need to be replaced after a much shorter period.  This causes the cost to be more expensive than if a quality item was purchased in the first place.

Tenant-Landlord Relationships

Maintaining a professional relationship with your tenants is a great way to encourage them to stay longer and take good care of your property, helping maintain a reliable rental income.  Good communication and goodwill goes a long way in maintaining good landlord-tenant relationships.  Tenants generally expect enquiries and requests to be answered in a timely manner, and appreciate you being friendly and co-operative – remember goodwill reflects goodwill.

Preventative Repairs

Does the roof need to be repaired?  Are the windows leaking?  Is the property secure?  Look out for any preventative repairs required during property inspections to reduce the occurrence of damage over time.

Investing Badly During Renovations

When landlords decide to invest in a rental property it’s often with the goal to increase its rent income and tenant demand.  Yet all too often people fail to invest in quality products that will earn profits in the long-term.  Though it’s tempting, try to avoid cheap, low quality paint, wallpaper, carpets and tiles.  These have a habit of wearing out quickly.  Discerning tenants look for better quality and you may be cutting some of the best tenants out of your market.

Quinovic Property Management Parnell Gives Tips for Rental Property Investors

Price-Rent Ratio

Don’t make the mistake of sealing the deal and purchasing investment properties without fully understanding the financial situation.  Take the time to first consider what the cash flow will be, how the property will help your financial position, and what initial maintenance may need to be done to attract good tenants.  Analyse the gross yield and net yield of the property, then calculate what you will earn after all the costs are taken into account.  You may even find the property isn’t as profitable as you first assumed.

Managing the Property

Managing properties is more than just being available to answer tenant calls all day every day.  Make sure you keep on top of the paperwork too.  Often we hear about landlords who let rent arrears get out of control with thousands owned.  A simple spreadsheet and swift contact with the tenant can help you keep on top of rent arrears, maintenance costs, endings of tenancies, help you measure the financial success of the property, and remind you when the rent value can next be looked at.  Thus creating a less stressful investment and a more confident investor.  Another common mistake made by self-managing landlords is the avoidance of properly checking and recording the condition of a property, at the beginning and end of each tenancy, and at regular property inspections, then letting damage go by without claiming the repair cost from the tenant.

Find Out More

To find out more about property management get in touch with Quinovic Parnell – experts in property care and return.  Click on the link below:

Get in touch with Quinovic Property Management Parnell

Are You Satisfied with Your Auckland Property Manager?

We often hear stories from property owners who pass their Auckland rental properties over to us after a bad experience with their previous property manager. Today we share with you some of the feedback we receive from our satisfied property owners and Quinovic Parnell tenants:

  • “Wonderful professional service – 100%.”, G.A., Parnell
  • “Gordon is very professional and always contactable – 100%.”, A.G., Parnell
  • “I am very happy with the service and communication – 10 out of 10.” J.H., New Lynn
  • “Professional management, only escalates things to me when necessary;  I have no need to get involved – 100%.” D.V., West Harbour
  • “Gordon has been helpful and professional – 9 out of 10.” C.D., Remuera

Quinovic Property Management Parnell Satisifed Owners and Tenants

  • “I would like to express my appreciation for the excellent service you have provided as my property manager.  I appreciate your friendly and efficient professionalism every time we communicate about my tenancy.  I commend and recommend you to everyone I meet.” V.T., One Tree Hill
  • “Lynette has been thoroughly professional and very helpful in dealing with my tenancy.   Her level of service was not something I have previously encountered as a tenant and 2 or 3 minor issues have been dealt with very quickly and unobtrusively.  Regular inspections were notified well in advance and carried out with no disruption.  Lynette is just the person you’d want to be dealing with.” A.M., Parnell
  • “I just wanted to thank you for being incredibly accommodating.  Thank you for being such a wonderful landlord over the past two and a half years – it has been a pleasure.  We both really appreciate all you have done.” TMR, Parnell

How good is the feedback you are giving to your Auckland property manager?  Follow the link below to get in touch with Quinovic Property Management in Parnell today:

Quinovic Property Management Parnell