Property June 1, 2018
& LIFESTYLE
AMAZING
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2
Amazing presentation / 556411
18 Saunders Road, Allenton
Delightful four bedroom, two living room home all recently renovated throughout. Modern kitchen and bathroom must appeal. Attractive timber panelling and built-in joinery adds to the character. Insulated and heated with a gas fire, heat pump and nightstore. This one won’t last long! To access documents we hold for this property please visit: www.propertyfiles. co.nz/557342
Family Large family sized section that is well-fenced
Perfect For first home buyers
Renovated To a high standard
ANNUAL
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4
1
2
OPEN HOME SATURDAY, JUNE 2 10.30am – 11am For Sale offers invited over
$340,000 bayleys.co.nz/557342
ON NOW
Burnett Street, Ashburton Phone (03) 308 5269 | www.redmonds.co.nz
Jenny Gray
Phone 03 307 7377 or 027 452 2888 jenny.gray@bayleys.co.nz
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methamphetamine: THE DEBATE RAGES ON
Finally the chance to debate based on fact and logic as to the level of decontamination of a property affected by methamphetamine. In a recent press release Housing Minister Phil Twyford has argued there is no evidence of any health affects associated in occupying a property with low levels of methamphetamine residue and has signalled new standards and less stringent criteria for houses within the next year, with Housing New Zealand immediately changing its policy regarding decontamination. It now deems a property safe to live in if it has a level of less than 15 micrograms per 100cm2, instead of the current level of 1.5 micrograms per 100cm2. Firstly to understand the level of contamination there needed to be a unit of measure based on a consistent process of testing, hence the testing of a square surface 100cm2 to measure in micrograms the amount of methamphetamine present on that surface area. Initially testing was, and for very good reason, to determine if a property or vehicle had been used to manufacture methamphetamine. The chemicals used in the manufacture of methamphetamine, if handled or stored safely, pose little risk. However, when combined, the chemicals create a gaseous reaction, becoming very volatile with obvious health risks and damage to property. The damages to property are horrific and the costs to decontaminate a clandestine methamphetamine lab is frightening. In New Zealand the current industry standard of 1.5 micrograms per 100cm2 was introduced to determine a safe level for people to reoccupy after the decontamination of a property where methamphetamine had been manufactured. Public awareness was rapid and varied greatly, looking for the presence of methamphetamine. I have been P testing for several years now and have regular upskilling seminars and form part of a management team to create a model for risk management going forward. However, I am personally sick of the sight of old images of primitive clandestine labs and the propaganda associated. In my
Let the team at Insideout take care of all your painting and property maintenance
Shane Woods
INSIDE OUT PROPERTY SERVICES
opinion, the cowboy cooks have had their day. Methamphetamine today is being produced on a far more sophisticated and larger scale than we are aware. A comprehensive methamphetamine test room-by-room from a reputable company will show levels of residual methamphetamine and the precursors associated with the manufacturing of methamphetamine. However the standard (1.5 micrograms per 100cm2) has become the level deemed safe to occupy for any presence of methamphetamine, including residual. Finally someone has asked the question as to the health effects of being exposed to low levels of residual methamphetamine on a surface of property. As there is no gas or fumes, the only way is by ingesting or handling via skin contact. We can assume the risks are low, however the health effects are unknown.
micrograms per 100cm2 and samples of the children’s hair contained alarming levels of methamphetamine as a result of residual environmental methamphetamine contamination. I do hope this move in the standards
will create healthy debate based on science and logic and I invite landlords and property owners to form their own opinion and manage the risks. P is for prevention and please bear in mind this question – would you live in a property with methamphetamine residue of any level?
In my opinion it is irresponsible of Housing New Zealand to raise the level for occupancy of their properties without accurate studies of the health effects and they will obviously benefit financially by doing so, freeing up several hundred state houses currently awaiting decontamination from residual methamphetamine. Housing New Zealand’s zero tolerance to drug use and rigorous testing sent out a clear message to tenants that it will not be tolerated. However, now only decontaminating the properties with high drug use is surely a backward step and will potentially put vulnerable families at risk by occupying un-remediated homes.
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A recent study in Australia, where the level is and remains at 0.5 micrograms per 100cm2, shows a family unknowingly occupied a property contaminated with methamphetamine levels of 11.7 to 26.0
• Maintenance & repairs • Painting • Carpentry • Spouting • Water blasting • Handyman services • Renovations • Fencing & decks • Insulation • Rural & urban No one knows your personality or aspirations better than you. At Jennian Homes, we work alongside you to create your ideal way of living based simply on what you want. By combining your personality with our expertise, Jennian will craft a living space that reflects your individual needs and personality that is custom designed for your family. We have two fabulous Display Homes located in Timaru and Ashburton. Come on over to see how we can help you get the home you’ve always wanted. Timaru Display Home: 23 Hunter Hills Drive, Timaru. Ashburton Display Home: 8 Whiteoak Grove, Ashburton.
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Call Shane today on 03 307 7071
Jennian Homes Mid & South Canterbury 23 Hunter Hills Drive, Timaru P 03 307 7308 E salesmsc@jennian.co.nz jennian.co.nz
Adam Blake | Consultant M 021 195 0346 E adam.blake@jennian.co.nz
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6
Can I change my
Mortgage rates
5.05
%
REAL ESTATE AGENT?
2 years
4.95
%
Choosing a real estate agent is a bit like finding a business partner. You need to be able to trust them with your life – or at least your largest financial asset – and that means going on more than just gut feel that they will be able to do a good job.
5.29
%
Some agents work in partnership with another licensee or a team of other agents. Before you sign the agreement, check whether the agent who has listed your property will be the one you will work with or whether a member of their team will be your point of contact.
5.45
%
If you are uncomfortable having this conversation directly, Lampen-Smith suggests that you discuss your issues with the manager of the agency the agent belongs to. Agency agreements are usually between yourself and the agency, not the individual agent, so the manager may be able to assign a different agent from the agency to work with you. If you’re still unhappy after trying these avenues, your agency agreement will contain information on how you can cancel it. If you do decide that you want to cancel the agency agreement, the REA recommends that you get advice from your lawyer first. “If you have a sole agency agreement, you might not be able to cancel the agreement early unless the agency agrees,” LampenSmith says. “Make sure to get their agreement in writing. Sole agency agreements give the agency the exclusive right to market and sell
P.A.
2 years
“An agency agreement is a legal contract that sets out, for example, how the agent or agency will market and sell your property, what commission is expected to be paid and for how long you are contracting them for. By signing it, the agent is agreeing to act in your best interest. They can’t, unless required to by law, do anything that you don’t want them to do, and they have to keep you up-to-date and informed about all the relevant matters relating to the sale of your property,” Lampen-Smith says.
“Outline your concerns and ask them to explain how they can deal with them. It’s far better to endure 10 minutes of potential awkwardness than years of disappointment.”
P.A.
2 years
“Either way, your working relationship with them is defined by the agency agreement that you and the agent signed at the start of this process,” explains Kevin Lampen-Smith, chief executive of the Real Estate Authority (REA).
“If you’re not happy with your agent’s performance to date, it’s best to sit down and have a chat with them,” Lampen-Smith says.
P.A.
2 years
When you’re selling a property, the agent is working for you. They won’t be paid for their work unless they successfully sell your property and receive the commission that you’ve agreed on in the agency agreement. In other words, it’s in their best interests to do a good job.
So, if the agent decides that your property is best served by a series of open homes held on Thursday nights, they need to explain to you why this is the case. If, in the course of holding these open homes, they discover that no one wants to visit properties at that time of night, they need to discuss this with you and seek your approval for a new course of action.
P.A.
5.05
%
P.A.
2 years
your property. If the agency has already done work that helps to sell the property (such as introducing a prospective buyer who subsequently goes on to purchase it), you may still have to pay them a commission. Make sure you check with your new agency about the risk of paying two commissions.” If you have signed a sole agency agreement that is for a term of more than 90 days, the REA says that you or the agent can end the sole agency agreement after 90 days. Again, this must be done in writing. In some agreements, the sole agency agreement becomes a general agency agreement on cancellation. If this is the case, you will also need to cancel the general agency agreement if you don’t wish to continue working with the agency. “Another option may be to withdraw your property from the market until the agency agreement term is up,” Lampen-Smith says. You can then list it again at a later date with a new agency. However depending on the contractual terms with your first agency you may be responsible for certain costs. If you do decide to list with a new agent, make sure to take care with choosing your agent the second time around.
*At the time of printing
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