APIA Blog

RSS Feed

Raewyn Stanaway: How to 'winter-proof' your tenancy

Tuesday, June 23, 2020

IMAGE CREDIT: UNSPLASH

The last thing any landlord wants is their tenant moving out in the middle of winter because they find the property cold or damp. Your chances of re renting a cold property quickly at that time of year will be very difficult.

Warm and comfortable homes are more appealing and will attract and keep good long term tenants.

You will be aware of the Healthy Homes Standards that became law on 1 July 2019. These standards introduce specific and minimum standards for heating, insulation, ventilation, moisture and drainage, and draught stopping in rental properties.

From 1 December 2020, landlords must include a statement of their current level of compliance with the healthy homes standards in any new, varied or renewed tenancy agreement.

Most private rentals must comply with these standards within 90 days of any new, varied or renewed tenancy after 1 July 2021. These standards will help ensure landlords have healthier, safer properties and lower maintenance costs for their investments. It will also make it easier for tenants to keep their homes warm and dry.

Heating Standard – Landlords must provide one or more fixed heaters that can directly heat the main living room. The heater must be an acceptable type and must meet the minimum heating capacity required for the living room.

Insulation Standard - Ceiling and under floor insulation has been compulsory in all rental homes since 1 July 2019. The Healthy Homes insulation standard builds on the current regulations and some existing insulation will need to be topped up or replaced.

Ventilation Standard – Rental homes must have windows that can be opened in the living room, dining room, kitchen and bedrooms. Kitchens and bathrooms must have extractor fans.

Moisture Ingress and Drainage Standard – Rental properties must have efficient drainage for the removal of storm water, surface water and ground water. Rental properties with an enclosed sub-floor space must have a ground moisture barrier.

Draught Stopping Standard – Landlords must make sure the property does not have any unreasonable gaps or holes in walls, ceilings, windows, skylights, floors and doors which cause noticeable draughts. All unused open fireplaces must be closed off or their chimneys blocked to prevent draughts.

Apart from meeting these Healthy Homes Standards there are a few other things that help to keep your investment well maintained and your tenants happy.

Regular trimming of trees and hedges help ensure the house and grounds receive adequate sunlight. This will not only provide a warm and sunny home for the tenants but also help the grounds to dry out. It is also a good idea to have the gutters cleared at least once a year. This will ensure the drainage is efficient but also help avoid those unsightly little gardens sprouting up in your guttering!

Slippery driveways, pathways, steps and decks can be very dangerous. Regular maintenance of areas where moss and lichen have gathered is a good idea.

Thorough checking of hot water cylinders, the plumbing under sinks and behind toilets during your routine inspections for any leaks will not only help keep the house warm and dry but energy efficient. Installing a hot water cylinder blanket will also help keep the power bills down for your tenants.

Suitable curtains and blinds that fit the window properly will help keep your house warm and cosy. There are some great ready- made options available that are reasonably inexpensive. Installing security catches on the windows will also encourage your tenant to ventilate the property without having to worry about security.

Most insurance companies require detailed routine inspections to be carried out every three months. These are important as they will not only alert you to any maintenance issues but also provide an opportunity to ensure your property is compliant.

Full details of the Healthy Homes legislation and standards are available on the Tenancy Services website along with a compliance statement to help you work through what is required for your rental property.

Please feel free to contact me if you have any questions or if you would like some information about our professional property management services. Happy to have a chat! You can reach me at r.stanaway@barfoot.co.nz or call 0274319471. 


ABOUT THE AUTHOR

Raewyn Stanaway

Raewyn leads the Property Manager Team at Barfoot & Thompson Grey Lynn. Her extensive background in corporate management along with running her own businesses has made her the perfect candidate for the role. She has a strong focus on customer service and believes that communication is key to building long term relationships.


 

 

 

 

 

Recent Posts


Tags

early termination auckland council mortgage RTAA 2019 khh ring-fencing buyer's agent rental market insulation CoreLogic wins boarding house cat lvr yield ocr personal growth Gluckman worksafe termination covid-19 anti-social behaviour rent re agent trespass heating trust financial advisers act water bill property cycle kiwibuild smoke alarm education Standards New Zealand letting fee property value rent increase Market report parry v inglis productivity TCIT cash-flow LIM short-term rental beginner investor structure insurance tenant Investment tip mindset asbestos Must know building Landlording investment strategy buying bond banking renovation twg report tenancy issues CCC watercare clnz airbnb minor dwelling will speculator Kris Pedersen Mortgages and Insurance scotney williams property apprentice Must knows off the plan property first home buying investor house prices election 2017 sale and purchas shower dome cgt equity debt enforcement Case study heater RBNZ business auckland Holler maintenance property management DTI subdivision extractor fan rent arrears tenancy tribunal anz bond form development sublease Editor's Choice damage HSWA warren buffett relationship inspection bankruptcy election2020 tenancy services ventilation initio unitary plan landlord bad tenant HHS rtaa2020 legal warm up new zealand Question and answer HHGA ird wealth creation robert kiyosaki commerce commission buying rules winz reserve bank housing bubble principal and interest p lab finance management negotiation capital gain market rent ask an expert Sponsored post Level 4 trademe sale and purchase fixed-term tenancy market positive cash flow return television barfoot and thompson How to data security rental wof interest rates privacy property maintenance Property (Relationships) Act partners tax interest only opes partners Guest blog government income Q&A housing affordability recycling equity Tribunal case study nzpif meth meth contamination rta reform letting rta holiday house skill shortage Investor story Jeff Bezos advice gluckman report

Archive

Introducing Our Partners
Principal Sponsor - Kris Pedersen Mortgages & Insurance logo Gold Sponsor - Barfoot & Thompson logo Gold Sponsor - CoreLogic logo Property Apprentice logo The Insulation Warehouse logo The Renovation Team logo The New Zealand Property Investors' Federation logo
09 360 2376
info@apia.org.nz

The Tenancy Practice Service and TPS Credit Control work closely with the Auckland Property Investors' Association. Our vision of bringing helpful resources, documents and high quality services to Auckland Property Investors and Property Managers is shared by APIA, so its a partnership that works well. 

The Auckland Property Investors' Association is a great organisation for those who want access to advice and information from a range of industry experts and partners. 



Mathieu Holt- Managing Director, The Tenancy Practice Service & TPS Credit Control
Through the Association I found the channels and methods to fund the purchase of property I never dreamed about. Grant Brown

All round it has been one of those things Neil and I felt was really worthwhile belonging to. We have learned so much it has just built our confidence in what we are doing.

Janice Bieleski
I read two articles in the monthly magazine that saved me over $5,000. That is my membership fee for the next 26 years and I am sure I will learn a whole lot more! John Duncan
Fantastic organisation. The networking opportunities are brilliant and provide us with information and opportunities that cannot be obtained anywhere else. We learn something new at every meeting and we've been in this game for nearly 20 years. Pauline and Gyanen Kumar

I find the information obtained from various APIA meetings very useful in guiding my own property investment and rental management.  I also enjoy the networking opportunities with like-minded investors.  I am inspired by other investors’ success and find the more experiences and knowledge that I share with others, the more confident I become.  

Thanks to all APIA event organizers and administrators for your brilliant work. 

Stella Shao

I like talking to people and learning from their experience because it gives me the confidence to invest well. I think it is a knowledge thing. I now know I am doing things the right way.

Stephen Weatherall

My APIA membership has become a total success.

Every time I attend a monthly or regional meeting I come away with so many useful and positive tips that have added value to my property investments and management.

Not only that, the website is a great place for practical advice and useful information. It has now evolved into an important resource for my business.

Talk about value for money! The discounts I have been getting at Bunnings when I present my APIA membership card have more than paid for my annual subscription!

Tim Duffett, Plan A Investments Limited