property
z ne management
23
NO 01
AUGUST / 2022
TENANT OF THE MONTH
EACH MONTH YOU HAVE THE CHANCE TO WIN A PRIZE FOR YOUR HOUSEHOLD
WINTER WARMER RECIPE SIMPLE SLOW COOKER PULLED CHICKEN RECIPE
CREDIT SCORE TIPS
5 SIMPLE STEPS TO HELP FIX YOUR CREDIT SCORE
23 Property Management
Renting WITH
ISSUE4 | 2022
HARCOURTS Advice and information for tenants
MINOR CHANGES Minor changes
From February 2021, tenants can ask to make minor changes to a rental property. This change was introduced so
• securing furniture or appliances From February tenants to make minor changes to can, tenants can feel2021, more at home incan the ask property they are renting. Landlords however, set reasonable conditions. to protect against earthquake a rental property. This change was introduced so tenants can Examples of minor What meets the definition of minor changes? risk orchanges to make a property child feel more at home in the property they are renting. Landlords safe or appliances to protect against • Securing furniture Has a low of damageconditions. to the property can, however, setrisk reasonable
Can be easily reversed (property can be returned to substantially the same condition) Doesn’t pose a risk to health and safety Doesn’t compromise the structural integrity, weathertightness or character of the property Doesn’t require regulatory consent Doesn’t affect anyone’s enjoyment or use of the property Doesn’t breach any regulatory rules
• • • • • • • •
installing dishwashers and child safe earthquake• risk or to make a property washing machines installing dishwashers and washing machines installing installing a•baby gate a baby gate affixing child safe latches to cupboards • affixing child safe latches to cupboards installing shelving / television aerials installing gardens when these can be returned to • installing shelving the original• state at the conclusion of the tenancy installing television aerials installing curtains andgardens window coverings • installing when these can installing internal locks provided theystate are at be returned to the original the conclusion of the tenancy compliant with relevant fire safety laws installing picture hooks • installing curtains and window coverings
Do tenants need to remove any changes installed What is the process? • installing internal locks provided during the tenancy? they are compliant with relevant A tenant must make a request for a minor change in writing and the landlord must respond to this safetythe laws; and Yes, tenants mustfire return premises to substantially request within 21 days. If the change is considered the same condition as before the changes were made, • installing picture hooks. by the landlord to be more than minor, a landlord including removing the changes, unless the tenant can decline if the request does not meet the and landlord agree otherwise. Landlords can seek definition of a minor change. remedy Tribunal if the tenant does not integrity, weathertightness or at the Tenancy What meets the definition of a What As is the process? reverse the change. well as the cost of remediation, Whatchange? about a tiny house or caravan? minor character of the property the tenant mayAbe liable formake an additional tenant must a request penalty if you are considering structure they fail to reverse minor change that the A If minor change is definedhaving as any a moveable • doesn’t affect anyone’s enjoyment for a aminor change in writing andlandlord such as a cabin or caravan at the property, you must didn’t agree to keep. fixture, renovation, alteration, or the landlord must respond to this or use of the property first seek consent to do so. It may not be as straight addition to the property that: request within 21 days. If the change forward as it first appears, safety and compliance If you want to make a minor change to the • doesn’t require regulatory consent is considered the landlord to be be considered. In to addition, when the structure property you are renting, by ensure that you follow • must has a low risk of damage the • doesn’t breach any regulatory more than minor, a landlord can is removed, it could be difficult and costly to return the correct process and contact your Harcourts property rules. the premises to ubstantially the same as before, decline the first request does notItmeet property manager inifthe instance. is always • particularly can be easilyifreversed (property the structure is situated on a grassed best to reach an any work theagreement definition of abefore minor change. area. through any plans with your property can beTalk returned to substantially commences soHarcourts that noproperty one is inmanagers breach can of their are examples of minor manager first as this may not fit theWhat definition of obligations and everyone understands what the the same condition) provide you with a form for requesting changes? ‘minor change’. expectation is,aat the end of the tenancy. minor change on request. • doesn’t pose a risk to health and safety
• doesn’t compromise the structural
Depending on the circumstances, examples of minor changes could include:
Harcourts is New Zealand’s largest and most trusted real estate group*, with over 2600 2,300sales salesconsultants consultantsacross across197 194offices officesand andaagrowing growing property management team. For more information visit www.harcourts.co.nz. While every effort has been made to ensure that the information of in the publication is accurate accurate,we werecommend recommendthat thatbefore beforerelying relyingon onthis thisinformation informationyou youseek seekindependent independentspecialist specialistadvice. advice. *Readers Digest Most Trusted Brand Survey 2013-2022. 2013-2021.
HOW TO CLEAN YOUR OVEN
No need for caustic, expensive oven cleaners anymore. Try this inexpensive and effective oven cleaner that won’t make your nose hairs curl! What you need? • 1 Cup Baking Soda • 1/4 Cup Water • 1/2 Cup DYC White Wine Vinegar Directions 1. In a large bowl, make a paste by mixing 1 cup of baking soda with 1 cup water and slowly adding cup DYC White Vinegar. 2. Use a spatula to spread the mixture thickly over cold oven surfaces to be cleaned. Do not use on self cleaning panels. 3. Pour boiling water into an ovenproof dish sitting on the oven shelf. Close the oven door. 4. Turn the oven to 100 degrees C and leave for 45 minutes. 5. Turn the oven off. Carefully remove the water dish and discard. 7. Scrape off the dried mixture using a plastic scraper or scouring pad then remove with a brush and shovel. 8. Use a scourer to clean off any residual grime. 9. Wipe with a clean cloth until there is no white residue. You can wipe with DYC multipurpose cleaner. DYC multipurpose cleaner can also be used with a scouring pad to clean oven racks & trays.
SIMPLE SLOW COOKER PULLED CHICKEN
CLEANING HEAT PUMP & AIR CONDITIONING FILTERS Humidifier, heat pump and airconditioning filters need regular cleaning to reduce the buildup of soot, dirt, dust and other particles. Always check your manufacturers instructions before attempting to clean filters. What you need? • Water • DYC White Wine Vinegar Directions 1. Remove air conditioning filters from your air conditioner. 2. Soak in equal parts of warm water and DYC white vinegar for 60 minutes. 3. Brush off any dust or mould spores. 4. Remove from the water and allow to dry before replacing them in your air conditioner. Source: https://www.cleverliving.nz/
Serves 4 2 Hours 10 minutes
Simple Slow Cooker Pulled Chicken makes for a hearty meal that’s exactly what it says it is. Just chop the ingredients, add to the cooker, and then get ready enjoy the delicious chicken dish.
Ingredients Method • Tomato pasta sauce or passata • In a slow cooker, add the pasta sauce, onion, beans and place - 1 x 400-500ml the chicken on top. Cook on high • Small brown onion, sliced - 1 for 2 hours. • Bean mix - 1 can • Once cooked, remove chicken • Chicken breasts or boneless from the slow cooker and shred thighs - 500 g it with two forks. Return to the slow cooker and add the spices, • Chilli powder - 1/2 tsp season well and stir to combine. • Ground cumin - 1/2 tsp • Tip: this chicken is perfect in • Paprika - 1/2 tsp a burrito bowl, in tacos or in a • Salt, to season burger bun with coleslaw. Add • Pepper, to season coriander, feta and a squeeze of lime to serve.
EACH MONTH YOU HAVE THE CHANCE TO WIN A PRIZE FOR YOUR HOUSEHOLD! Managing properties is made all that bit easier when we have SUPERSTAR TENANTS that look after their rental property, like it’s their own. So we are starting a new initiative. We’ll be choosing a tenant(s) that have stood out for truly caring for their home!
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FIX YOUR CREDIT SCORE IN 5 SIMPLE STEPS When it comes to credit scores, the general rule is the better your credit score, the better your chances of success with credit applications. That’s why it’s important to regularly track your credit score and fix anything that could negatively impact it - such as late payments, defaults, or errors on your credit report. If you do find yourself with a poor credit score, there are ways to fix it and here are 5 simple steps.
How credit scores work In New Zealand, there are four credit reporting bureaus that track both positive and negative credit history. Any time you apply for credit – a personal loan, car loan or credit card, even your electricity or home phone account – that information is stored in your credit report. Missed or late repayments lower your credit score, whereas paying on time and in full improves your credit score. Step 1: Know your credit score The logical first step is knowing what your credit score is so you have a clear idea of what’s helping improve it and what’s hurting it. It’s a good idea to check your credit score at least once a year and before you apply for any major credit. You can request a free copy of your credit report at any time by visiting one of the following websites: Equifax, Illion, Centrix & Credit Simple Step 2: Report any errors For any errors you find on your credit report – such as a default you didn’t incur or a credit purchase you didn’t make – contact the credit reporting bureau or the lender that reported it. They will then investigate the error, come back to you with an outcome, and remove the negative incident if it’s found to be an error.
Step 3: Get back on track Your credit report helps lenders decide whether or not to lend to you again. It provides a big picture look at your spending and repayment habits, and helps them predict how you will likely manage repayments in the future. Your credit score can also influence what interest rate you’re offered, and that could mean you miss out on the most attractive interest rates if your credit score isn’t what it should be. So, if you have missed repayments or made late repayments in the past, it’s essential you get back on track again, right way. Schedule your repayments on time, pay more than the minimum balance if you can, and consider a debt consolidation loan if you need help consolidating all of your debt into one manageable loan repayment. Step 4: Pay on time and in full Once you’ve cleared up any errors and taken further steps to get back on track again and minimize any more damage to your credit score, you can start building your credit score back up again. The best way to do that, is to pay your bills on time and to clear your debt in full. Set up direct debits and automatic payments to ensure you don’t miss a repayment by mistake. Step 5: Apply for credit Another way to help build your credit history -and prove to lenders that you are responsible and able to manage your repayments – is to only apply for credit you need and consistently manage a healthy level of debt. That means avoiding debt that could lower your score – like quick cash loans, pay day loans or high interest credit cards – and applying for credit that actually boosts your credit score – such as home loans, personal loans or car loans.
WHAT DEFINES A LIVING ROOM?
HEALTHY HOMES STANDARDS
THE LATEST CHANGES TO THE HOUSING IMPROVEMENT REGULATIONS DEFINE WHAT IS A HABITAL ROOM FOR LIVING. The Housing Improvement Regulations 1947 set out the minimum requirements for housing, with the local authorities responsible for enforcing the minimum requirements under the Act. Effectively, a property must meet all these requirements unless it complies with the equivalent Building Code Requirements at the time it was built. These regulations define a habitable room as any room which is used or intended to be used, or, in the opinion of the local authority, is capable of being used, as a living room, dining room, sitting room, or bedroom; and includes a kitchen having a floor area of 80 square feet or more, but does not include a room constructed and used as a garage. Therefore, a living room can be the lounge, dining, kitchen, or a combination of these spaces depending on the property’s layout according to the Healthy Homes Standards.
The Healthy Home regulations require that the largest room used for general everyday living be used as the living room in terms of measuring heating capacity. Properties that only have heating in the smallest living area are likely to fail the heating standard, as the heating is required in the larger living area. An example of this could be that the kitchen/ dining area is the largest living area and not the lounge/ living room, so heating will be required in the kitchen/dining area. The Healthy Homes Standards set specific and minimum requirements, and landlords can choose to provide heating over and above the minimum standards, heating other parts of the property and not only the main living room. This will ensure a dryer, warmer, healthier home, and one that is likely to be more attractive to tenants.
Do tenants need to remove any changes installed during the tenancy? Yes, tenants must return the premises to substantially the same condition as before the changes were made, including removing the changes, unless the tenant and landlord agree otherwise. Landlords can seek remedy at the Tenancy Tribunal if the tenant does not reverse the change. As well as the cost of remediation, the tenant may be liable for an additional penalty if they fail to reverse a minor change that the landlord didn’t agree to keep.
What about a tiny house or caravan?
manager first as this may not fit the definition of ‘minor change’.
If you are considering having a moveable structure such as a cabin or caravan at the property, you must first seek consent to do so. It may not be as straight forward as it first appears, safety and compliance must be considered. In addition, when the structure is removed, it could be difficult and costly to return the premises to substantially the same as before, particularly if the structure is situated on a grassed area. Talk through any plans with your property
If you want to make a minor change to the property you are renting, ensure that you follow the correct process and contact your Harcourts property manager in the first instance. It is always best to reach an agreement before any work commences so that no one is in breach of their obligations and everyone understands what the expectation is, at the end of the tenancy.
Winter ready Tackling dampness andand ventilation Tackling dampness creates a dry, healthy home that ventilation creates a dry, holds in the heat, reduces emissions healthy home that holds in and keeps in your pocket. the heat, money reduces emmisions During a tenancy, tenants need and keeps money in your to keep the house well-aired and pocket. remove any mould straight away Easy Ways to Ventilate and Reduce Damp • Air your home regularly. Open doors and windows for 10-15 minutes each morning. Airing out a room when you turn off the heater also helps to avoid condensation. Keep the curtains open during the day. • Use energy efficient, low emissions heaters. Heat every room being used by someone to at least 18°C. Don't use unflued or portable gas heaters. • Dry washing outside. Use a washing line or rack under a covered verandah, garage or carport. Use a clothes dryer only to finish them off, or if it's raining. • Use extractor fans and rangehoods when fitted. Make sure they're regularly cleaned for maximum extraction. • Turn on the bathroom fan before a shower or bath. Shut the door and open the window. Afterwards,
leave the fan running until the moisture clears. • Use lids on pots when you cook. This helps to stop the steam escaping. • Move furniture away from walls in winter. A 10cm gap will discourage mould (especially on external walls). • Leave wardrobes slightly open. A little air circulation discourages mould growing on fabric. • Use a dehumidifier on damp days. This will help to reduce condensation, but it won't solve a dampness problem. It's better to tackle the sources of damp and heat as detailed above, and ventilate your home daily. Heat Pumps – how to run your heat pump efficiently • Use the timer to warm the room just before you get home and switch off when you don't need it. • Set the thermostat to above 18ºC (to combat damp and mould) but below 21ºC (to save power). • Set it to 'heating' mode – 'auto' can make the heat pump waste energy by constantly changing between hot and cold.
• When it's really cold, set the fan to 'auto'. 'Low' and 'quiet' won’t give you full blast. • Heat pumps sometimes blow cold air during very cold weather, to defrost the outdoor unit. This is normal, and it should be back to heating in a few minutes. • Clean the filter with a vacuum cleaner or warm water every couple of weeks. It's easy and makes all the difference. Other things to do to prevent mould and damp: • Wipe condensation off walls and windows daily. • Keep the shower curtain hanging inside the shower or bath so water doesn’t drip on the floor, and wash the curtain every few weeks. • Keep only a few plants inside. • If you have a mattress on the floor, air the mattress every day by removing the covers and lifting the mattress onto its side. Consider getting a bed base that allows air to circulate. If you’re doing all the right things, and the house is still damp and mouldy, talk to your property manager. Source: https://genless.govt.nz/for-everyone/
Harcourts is New Zealand’s largest and most trusted real estate group*, with over 2600 sales consultants across 197 offices and a growing property management team. For more information visit www.harcourts.co.nz. While every effort has been made to ensure that the
Harcourts 23 Property Management 95 Manukau Road, Epsom Auckland 1023 twentythree@harcourts.co.nz 0800 23 23 23 23 Property Management Ltd Licensed REAA 2008 www.harcourtstwentythree.co.nz