Inspire Create Design, November 2017

December 2017

Tell your power company to stick it where the sun shines

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At NorthTec we support our learners so they can go on to become a valuable part of the Tai Tokerau workforce.

2018

We prepare you for your next steps in life by providing education and training that’s developed with input from our local employers and industry representatives.

With small class sizes and passionate teaching staff, we help you develop your knowledge, skills and confidence. We give you plenty of opportunities for handson experience, so by the time you graduate, you’ll be ready to deal with all the challenges of the workplace - and ready to make your mark on the world.

STUDY CONSTRUCTION

Take advantage of our region’s building boom by learning construction skills at NorthTec. With a strong housing market and a surge in the number of people moving into Tai Tokerau, now is a great time to build up your career plans with a skilled trade or profession. From entry-level knowledge to contract supervision, our programmes will give you the skills to step confidently onto a building site, armed with the knowledge to succeed.

Courses on offer include*:

LEVEL 2 Certificate in Elementary Construction LEVEL 3 NZ Certificate in Construction Trade Skills (Carpentry strand) LEVEL 4 NZ Certificate in Carpentry In association with an ITAB apprenticeship

Construction Graduate – Lachlan McLeod “I’m in the third year of my ITAB carpentry apprenticeship with md construction, mostly building new timber-framed houses, alterations and additions, and some light commercial buildings. At NorthTec we have to complete unit standards and also attend two, two-week block courses a year, for three years. We do both theory and practical projects.

“I directly experience the relevance of our training to what we do on the job. We’ve been introduced to a broad range of industry skills and we’re trained in how to problem solve.

We also learn how to deal with clients, contractors and customers. Because the NorthTec workshops are so well equipped, we learn to competently use machinery like buzzers and digital thicknesses that we would rarely come across on site.”

Lachlan’s employer, Mark Dobbs - Director of md construction “NorthTec training is top quality with passionate tutors, up-to-date technology and some of the best facilities in the country.

We’re lucky to have tutors that have been builders themselves so they are experts in what they are teaching, they can create a real connection between themselves and the students, and they have current networks within the industry.

“I trained at NorthTec myself 29 years ago, and I believe the ITAB training is far superior to my training because they not only complete their block courses and hours, but also have to complete unit standards across the board in lots of particular tasks that ensure they have a real understanding in most aspects of building practices.

“I’m training my fifth apprentice now in the 29 years I have been in the building trade. NorthTec and the ITAB training scheme is where I’ll continue to train our future apprentices.”

Mä täu rourou mä täku rourou ka ora ai te iwi

With your basket, with my basket, the people will prosper

For more information: 0800 162 100 www.northtec.ac.nz * Terms and conditions apply

December 2017

Welcome to our last Inspire Create & Design in Northland feature for 2017 Within this publication, we bring you useful, and informative information associated with building, construction, renovation, and design and more…

To advertise in our special publication in June next year, and get your product or service in front of our readers from Cape Reinga to Wellsford, please contact your account manager or Jan Hewitt at jan. hewitt@nzme.co.nz or phone 09 470 2805.

Contents 4

What are good spots for adding a pop of colour?

5

ARC Security new build security specialists

6

What you need to know when buying to let

7 8 9 10 11

Switching baths and showers?

Heat pump technology for heating up your hot water Getting a spa pool without breaking the bank First steps to renovating a kitchen Benefits of concrete floors for everyday living

12 13 14 15 16 17 18 19

The four main types of property ownership Choosing a painter Do-up tips to avoid budget black holes Steps to building Northland waste – proud to support Far North Community Hospice Rats!

What’s my house really worth?

Cavern cutting housing costs

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What are good spots for adding a pop of colour?

We often read in interior design magazines or decorating recommendation books that a ‘pop’ of colour is a great way to breathe some life into a space.

B

ut where exactly is a good spot to add this pop of colour?

It can become tricky to decide this, especially since in order for the pop to truly work like a contrast it needs to be bright, eye-catching and bold. This is the only way it can stand out from the rest of the room’s decor or colour palette.

But, this also means it can be difficult to know what item of furniture or which part of the wall should be painted as the pop - will it distract from the room’s flow? Does it seem too over the top?

If these questions cross your mind often, don’t worry. Here’s a handy guide.

ACCENT ITEMS Introduce the vibrant hue with small objects and accessories. Coasters on the coffee table, a wax candle, a single thin vase - pick these smaller sized objects in vivid colours and spread them out across the room for little pops of prettiness.

A rule of thumb to follow with accent items is that good things come in threes. Place the accent objects in three different areas of the room, well spread out in a triangular formation.

Doing so gives the room a cohesive, professionallystyled look. For example, in a bedroom, a throw on the base of the bed, two large cushions near the headboard, and flowers with petals in the same shades near the windowsill.

FEATURE WALLS… OR OTHER SPACES Which wall is the right wall for a feature wall? Generally the feature wall will be the wall that is naturally the focal point of the room – if you have a fireplace, it will usually be the fireplace wall. Ideally a feature wall will be relatively free of clutter and windows so that the Resene paint colour or wallpaper doesn’t need to compete for attention.

Think beyond your walls too. Could you make a feature of your doors, your ceiling, your floor or a piece of furniture? Feature spaces often only need 1-2 litres of paint, so can be easily painted in an afternoon and repainted when you fall in love with a new favourite colour.

BAR STOOLS Kitchen spaces look elegant in neutral tones, particularly since marble or stone benchtops tend to come in earthy, organic colours. However, adding some zest and flavour through colour can breathe life and spice back into the space. Bar stools are a safe way to introduce this pop. They tuck in underneath the kitchen island or breakfast bar, keeping the colour in sight but not overwhelming.

Create your own feature with this honeycomb effect painted with Resene Coast, Resene Kakapo, Resene Optimist and Resene Transmission. Wall in Resene Half Tea and floor in Resene Sea Fog. Furniture painted in Resene Mantle.

FRAMES Picture frames, window panes, mirror borders anything that has a frame surrounding it is a lovely way to add pops of colour without oversaturating a room. Simply paint these borders using a Resene testpot for that unexpected pop.

SINGLE SOFA Not only is this an on-trend interior design look right now, but adding a single sofa in a vibrant colour is an easy-to-update look for a lounge. Simply remove whenever needed! To optimise the look, choose a sofa that is widely different in style to the rest of your lounge suite. Mid-century modern sofas are shaped in abstract forms that always make for statement pieces, and would be a good choice for the single sofa look.

If you’d like a more subtle approach to this furniture method, just paint parts of furniture, such as only the legs or arms of chairs, to bring some lively pops into a room.

CURTAINS Simple yet effective, adding rich-toned curtains to an otherwise neutral room gives a pop of colour that draws the eye towards natural light by the window.

This can make the room feel more airy and spacious, too.

Feel free to experiment with colour and fabric, and pick curtain colours that are wildly different to your walls to maximise the popping effect. For example, Resene Curtain Collection Tease in the flame colour is a bold red with black fabric. It still blends well with a neutral grey wall, but maintains its wow factor because the warm red naturally pops.

RUGS Perhaps the easiest of all, rugs are an instantaneous way to add a pop of colour. Circular rugs in bright tones keep the look modern, while rectangular rugs under coffee tables in a lounge are more traditional.

Either way, picking a rug in an intense colour can be dazzling.

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5

ARC Security new build security specialists With hundreds of new building projects underway around the Whangarei District, ARC Security is working hard to ensure the new homes and businesses under construction will be well protected on completion.

G

rowth in Northland’s building industry is again peaking, with latest statistics showing 131 building consents were issued in February alone, valued at $44 million.

ARC Security owners Andrew and Rachel Chuter are proud to be providing excellent local service to so many new home and business owners. They have a wealth of knowledge and experience when it comes to alarm installations, as well as new technologies now available around CCTV cameras, intercoms, fog cannons and electric gates.

Andrew says that planning security for your new home or business can seem like yet another decision to make amidst all the building madness. That’s why he and his team keep the process simple and stressfree so your new security system gives you genuine

peace of mind today and in the future.

“All we need is your building plans and we can put together ideas and quotes. Everyone has different needs and budgets, so we tailor every system to suit the individual home or business owner.

“It’s definitely more cost effective to pre-wire your security system during the build, with our team working alongside your electrician before walls are lined. Even if your budget means you can’t activate the whole system straight away at least all the infrastructure is there, ready when you are.”

The range of home and commercial security products available today is endless. “We offer fully wireless systems, a full range of options for alarm monitoring, unique codes for all members of the

family, pet friendly sensors, remote control access, smoke sensors, panic buttons… you name it, we can do it.”

Once your system is in place, ARC Security take care of your monitoring with guaranteed 24/7 service.

What you need to know when buying to let

Buying a property is always a big deal, whether you’re planning to live in it yourself or not. Nearly 40 per cent of New Zealand property buyers already own multiple properties, according to recent data from CoreLogic, but that doesn’t make buying one as an investment any less of a bold move.

I

f you’re thinking about buying an investment property it’s crucial to do all your homework about the ups and downs of both investing in property and becoming a landlord. There’s a lot to take into account, such as the tax implications if the property is re-sold within two years (or five, when the new Government implements its plans). Some councils levy rates differently depending on how a property is used, which can add significantly to your costs, and insuring a tenanted property can cost more because rentals are more subject to damage.

When you’re buying a property that is vacant you are generally entitled to one opportunity to a final inspection of it before settlement (when you pay the balance of the money to the seller and get the keys).

This inspection is to make sure that it’s in the same or better order as when you viewed it and agreed to the

sale. If you’re buying a property with sitting tenants this process is more difficult and can raise all sorts of issues.

To make sure you can still conduct a final inspection, we recommend asking your lawyer to ensure there is a ‘final inspection’ clause inserted in the sale and purchase agreement before you sign it. If you’re buying a property by auction, you will have to negotiate this with the seller (through the real estate agent) before the auction takes place. You’ll also have to make this a condition of the sale if buying by tender or deadline sale, if not agreed prior. Your lawyer can help you navigate this process. You may also wish to seek advice about getting a methamphetamine test included as a condition of the sale.

A change of ownership also doesn’t mean you have

the immediate right to ask the current tenants to move out. Generally speaking, under the Residential Tenancies Act tenants must be given at least 42 days’ notice to leave a property. If you want the property to be empty when you take ownership, you may need to negotiate a longer settlement period with the seller to enable this. If you’re taking over the property with the tenants in place for the remainder of their tenancy agreement, the previous owner must let the tenants know that you are the new owner and give you a copy of the existing tenancy agreement. When you take over ownership, you must tell the tenants your name and contact details, and advise them how their rent is to be paid. If someone else is managing the property for you, let the tenants know who to contact in case of any issues.

Most tenancies require a bond to be paid as security in case of any damage or unpaid rent. When a tenanted property is sold, the seller cannot make a claim to any bond unless this is done before the property changes hands. It’s a good idea to check with your lawyer that any bond conditions are spelled out in the sale and purchase agreement.

Lastly, don’t forget to factor in that buying an investment property also requires you to become a landlord with a long list of responsibilities to your tenants. It’s your investment, but it’s their home.

For independent advice on buying or selling property, check out reaa.govt.nz.

7

Switching baths and showers?

Here’s what to consider Before you make the big switch from bath to shower, or vice versa, consider the following

W

hen making the decision to swap a bath for a shower, or the other way round, there are some commonly overlooked factors it’s wise to think about first.

For instance, how suitable is the existing hot-water system for the change? And how suitable is the room?

There are solutions to most problems, but just be aware that this could significantly affect your budget.

That’s why it’s so important to identify these factors from the beginning, before you start swinging the wrecking ball.

SUSS OUT THE WATER SYSTEM FIRST There are a fair few technical things to think about before you get to work. For example, is the water system pressurised or gravity fed? What, if any, pumps exist? Are there unvented cylinders and what capacity are these?

If all of this sounds like jargon, fear not – an engineer or builder will be able to assess them for you.

It’s just worth knowing what you’re getting into before you begin.

THINK ABOUT MORE THAN JUST SPACE Whether or not you can make the change doesn’t simply revolve around space planning. Consideration must be given to the direction of floor joists, which walls are built of what construction, and where the SVPs (soil vent pipes) are in relation to the room.

A professional will be able to assess your room and tell you all of these things, and the good news is that nothing is a red light.

PLAN YOUR DESIGN If you’ve chosen to go ahead, then the next step is to design the new space and choose your fixtures and fittings. An architect, designer or builder can help you here if you’re not clear on what you want.

Your initial assessment of the space will be relevant in the planning phases, as factors such as the location of shower valves, stud work and the waste trap point will all need to be taken into consideration in the design.

LAY FIRM FOUNDATIONS When making the switch from a bath to a shower, take the opportunity to get the walls and floor solid

and waterproof to a high standard. Strengthening the floor might mean adding in concrete at ground level, or screed or timber joists for higher floors; allow for reinforcing and levelling the floor as necessary.

When it comes to the walls, look at water-resistant materials, such as marine ply or aqua board. In some cases, especially if you opt for a wet room-style shower, think about liquid tanking systems to paint on the walls and floor before installation. These early works will vastly extend the life of the bathroom and keep it looking new for many years.

GO FOR A WALK-IN The walk-in shower is a fail-safe way to improve the sense of space in a bathroom and give you a luxurious showering experience.

If you’re swapping your bath or a dated shower cubicle for this arrangement, you will benefit from a wet room shower tray – where the floor is tiled throughout rather than having a traditional tray. For this, a pre-formed shower tray mat is laid, then tiles

are placed directly on top.

The good thing about the wet room shower is that there’s no fixed tray size, so it can be cut to fit awkward spaces. The key is getting the walls and floor really solid.

MAKE IT MODULAR Another common style people switch to is the modular shower, which is one that’s totally enclosed.

These can be built bespoke from timber and tiles, or bought off-the-shelf in little pods. Bespoke offers more freedom, but off-the-shelf will be considerably cheaper and many of the designs are very cool and offer hi-tech features.

If going for a traditional timber construction, the best advice I can give is to reinforce the studwork walls with 18 millimetre marine ply (again, don’t worry, just talk this over with the installer). This will give a solid surface on which to fix fittings, prevent movement, and provide a water-resistant barrier.

For further information go to www.houzz.co.nz

PHONE 408 0210 Graeme Foster 027 526 0669 Ryan Wild 021 408 152

Heat pump technology for heating up your hot water Calitec brings new system to NZ

Families, find out about your SAVINGS

Heat pump technology can heat up your hot water cylinder for up to 70% less costs than a standard electric or a gas hot water cylinder. Check out this graph. It shows the total costs (purchase and power use) of four different heating systems, over a lifetime of 10 years, based on 4 showers per day (EECA calculation).

Water heating in our homes accounts a large portion of our power bill. The Calitec Heat Pump Hot Water System is a new, energy efficient, cost saving way of heating your water. Proven heat pump technology can save up 70 percent on the costs of the hot water energy bill, compared to the standard electric or gas water heaters.

H

eat pump Hot Water has been available in the New Zealand for quite some years. Northland business Calitec Hot Water Systems introduces the new Refrigerant Split System

(RSS); an air-to-water heat pump which is designed with Kiwi homes in mind and therefore easy to install in either existing or new build homes.

HOW DOES IT WORK? The Calitec system uses heat pump technology and works the same as a heat pump /air conditioning or refrigerator.

• The system has an outside heat pump compressor unit where the ambient free energy from the atmosphere is captured.

• Through refrigerant pipes the energy is transported to the indoor stainless steel, hot water cylinder.

• The energy is released in the coil inside the hot water cylinder, where the heat is released to the water.

Calitec brings this broadly used overseas technology to New Zealand to help solve pain points for not only home owners but also developers, architects and

builders. The total length of the refrigerant pipes between the outside unit and the hot water cylinder is up to 20 meters which means greater flexibility when it comes to deciding where to place your heat pump compressor.

Calitec Hot Water Systems are fully certificated and are provided with a 5 year warranty on the heat pump compressor unit and 20 year warranty on the stainless steel hot water cylinder.

Calitec sells currently two sizes of water cylinders: 200 litres for a 2 to 4 person household, 300 litres for a 4+ person household (400 litres on request).

Prices are $3,000 - $3,400, incl. GST/excl. installation.

Installation costs are approx. $1,500 for retrofit, including electrical and plumbing.

For a free no-obligation quote just visit the website www.calitec.nz or call on 0800 125225. Calitec will be in touch. If suitable, our friendly team will visit your home and provide a quote specific to your needs and requirements.

Energy efficient Heat Pump Hot Water technology

9

Getting a spa pool without breaking the bank

Many people are put off the idea of buying a spa due to cost concerns. Remember: it’s a longterm investment in your health and general wellbeing that should give years of service if properly maintained. Here are some tips on getting a spa that fits your budget, and on avoiding heavy ongoing costs.

CHOOSING A SPA Buying the cheapest model available may be a false economy. You need to factor in the running and service costs, which could be higher in cheaper models that may be fitted with less durable parts.

Be wary of salespeople who can’t produce verifiable figures to support claims about low running costs, and be sure that your purchase comes with a warranty that spells out clearly just what costs are covered.

ENERGY COSTS An inefficient spa can be a drain on your power bill, so ensure the spa you choose is optimised for energy efficiency. That means the pump, the insulation and the cover should all combine to minimise power consumption. The size and model of the spa are influential factors, but so is the ambient temperature where the spa is located.

The average power consumption of a spa located in Auckland is around 19c per Kilowatt Hour, or about $6.75 per week. However, in areas further south, consumption may rise to about $10 per week. A salesperson should be able to give you all the consumption details of any model they demonstrate. Some even offer third-party certification of those figures.

A point to remember: features like internal lights and water jets should only operate when you intend to use your spa.

Finally, don’t just purchase the first spa you see demonstrated. Shop around, and compare details critically. Your spa pool should be an asset, not a liability.

Be sure to attend the Great New Zealand Spa Pool Expo, where you can view many models under one roof and talk to the experts about the spa pool that’s right for you. There’s also a competition to win a fabulous holiday package!

Seven Key Tips For Buying A Spa Pool A spa pool is a significant investment, so you need to be sure you’re buying something that will provide hours of pleasure and not be a financial burden. Here are some key points to consider when buying: 1. Where is the spa pool going to be situated?

This will determine the size of the pool that you buy.

You’ll want it to be easily accessible, but also easy to secure against unauthorised or unsupervised use.

2. What is your primary use for the spa pool likely to be?

Whether it’s for relaxation, to relieve fitness issues,

or a mixture of both, you’ll need to consider usage factors when deciding on the features you want. This is crucial when deciding what you can afford.

3. What is the best system for water care?

The three most common water care options are chlorine, ozone, and salt water sanitation. Be sure the experts explain to you just how much effort is required on your part to keep your spa pool in optimum working condition.

4. How does filtration work?

Again, you need expert advice on how to keep the water in your spa pool clean. The filtration system should be easy for you to access and service without having to call a technician.

5. Is the pool energy-efficient?

Operating a spa pool can cost between $6 and $10 a week, depending on local electricity prices, weather conditions and the range of features. Proper insulation, an effective cover, as well as efficient heaters and water pumps, are all important in keeping power bills down.

6. Is the dealer reputable?

Be sure to check out any dealer’s history for their experience and customer service record. Don’t just buy from the first dealer you visit – be sure to check out the market, look for customer reviews, and where possible, try the pool out for yourself.

7. Avoid the DIY option Certified dealers know all the electrical and plumbing requirements. Let them do the installation, and carefully read what’s in the warranty.

Take the plunge...

now’s the time to make plans for your new pool this summer

The Deep End Spa & Pool Centre Ltd 59 Hannah Street, Whangarei

ask@thedeepend.co.nz

(09) 438 9536

First steps to renovating a kitchen

When renovating a kitchen it’s important you get it right first time

T

o help avoid costly mistakes take a minute and take an objective look at your kitchen and consider how you use it - are you clocking up the k’s pacing from bench to refrigerator or from dishwasher to cupboards? Is your bench space adequate and are your appliances easily accessible?

Do you entertain like Gatsby or only rarely? Most kitchen companies offer a free design service but choosing just one can limit your choices so it’s a good idea to check out magazines and books for inspiration.

important that you purchase your new appliances before trades people arrive.

MAKING A BUDGET If a kitchen isn’t designed well in the first place money will be wasted so employing an experienced kitchen designer is in your best interests for larger jobs. As a rule of thumb the market value of your house should give you an idea of how much you can expect to pay for your kitchen renovation.

LIGHTING Lighting must allow for both cooking and relaxing (especially important in open-plan kitchens), with brightly lit work areas and over-bench lights, and dimmers for atmospheric lighting. One source of light isn’t enough for a kitchen. Cooking and sink areas benefit from down lights which create task lighting for cooking and cleaning. Adding lighting to these areas also allows you to draw attention to that fancy European hob or granite bench you’re so proud of.

The kitchen table is another focal point, as are kitchen islands and peninsulas, and all will need directed light. Small linear lamp fittings on the underside of wall cabinets and installing track lighting are helpful as both localise the light along the worktops in the kitchen and stop you from working in your own light. By creating light at different levels and angles you can play with different settings to get a unique and modern lighting effect.

CHOOSING YOUR APPLIANCES Be prepared with a list of your desired appliances early on as they will impact space and traffic patterns.

Also getting your appliances sorted first will give you a good idea of what is left over for things like cabinets, lighting and bench tops. A rule of thumb with appliances is - buy the best you can afford. It is

BENCHTOPS Today bench tops have become design statements in themselves - timber, concrete, granite, stainless steel, laminates and engineered stone are all options, all with their advantages and drawbacks. There’s been a move away from the traditional laminate technologies - the old Formica bench just won’t cut it these days

HARNESS THE POWER OF THE SUN THIS SUMMER

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- towards stone based surfaces. And remember spend your money where it counts - splashing out on an engineered stone bench top will likely add more appeal than fitting high-quality cupboard doors.

SHAPES AND SPACES Most kitchen designers agree that a work triangle between the fridges, sink and stove works best.

You should aim for an unbroken walk of 3.5 to 4.5m between the three appliances although more recently designers are shifting to work zones as the number of appliances we use multiply.

Common kitchen layouts include the L-shaped - especially suitable for small or narrow rooms. An added advantage of an L-shaped kitchen is that it leaves one of the corners of your kitchen free, allowing room for a dining area and if dealt with cleverly corner cupboards can offer great storage space.

A U-shaped layout gives a very efficient use of bench space, although the floor area is reduced, and unless the space is large some can feel cramped.

Galley kitchens are also popular, especially with foodies. They offer a confined area to cook close to the sink, chopping area and rubbish bin and are ideal for a thin, rectangular-shaped space but it is recommended to keep a minimum 1.2m width between the two benches to allow for easy movement.

Island benches are also increasingly popular. Putting a cook top on an island bench allows the cook to face their guests when entertaining.

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Locally Owned & Operated Kevin & Anita Peachey 49 Port Road, Whangarei Ph 438 0527 | Fax 438 5198 Email: floorcraftff@gmail.com

11

Benefits of concrete floors for everyday living

For more information visit www.houzz.co.nz

When you initially think of concrete floors, you probably think ‘cold’, ‘prison-like’ or ‘industrial’. But with its ability to take on colour and a polished sheen, coupled with its many benefits, concrete may become your new favourite on future projects. Be prepared to have your mind blown by how beautiful, elegant and warm a concrete floor can look.

SUSTAINABILITY Concrete floors are a sustainable option if you use an existing concrete slab, avoiding the consumption of new materials. And they need not be relegated to basements or garages. Once the concrete is sanded down and polished or sealed, it looks perfectly refined in a traditional kitchen or living room, especially when layered with rugs and pretty furnishings and fixtures.

EASY CARE The only maintenance required of concrete floors is weekly mopping with soapy water. I recommend installing a skirting board along with the concrete floor as well, even though you think you may not need it. Just imagine what a dirty mop would leave behind in the crevice where the floor meets the wall if there were no skirting. And it will make your choice look finished and intentional.

Kailey J. Flynn Photography

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The four main types of property ownership Most real estate advertisements are pretty straightforward. There’s an attractive photo, a headline that screams the property’s best features and a list of its vital statistics.

D

ig a bit further though and things can get confusing. Everyone can decipher the bit that tells you the property is ‘A first home buyer’s dream’, and tick off the number of bedrooms, bathrooms and off-street parking spaces. But what if the fine print tells you it’s freehold, or leasehold, or – even more confusing, cross- lease? How a property is owned has a direct impact on your rights. While some methods of ownership are straightforward, others are slightly more complicated and it’s worth doing your homework to understand their impact. There are four main types of land ownership in New Zealand: freehold, leasehold, unit title and cross-lease.

FREEHOLD Freehold, also known as ‘fee simple’, is the most common kind of ownership and the simplest to understand. If you have a freehold property, you have total ownership of the land and anything built on it.

LEASEHOLD With leasehold ownership, someone else owns the land and the leaseholder has the exclusive right to possession of the land and any buildings on it. If you buy a house or apartment that is built on leasehold land, you have to pay the freehold owner a ‘ground rental’, which is usually paid twice yearly in advance.

You are also responsible for rates and other expenses relating to your property. Leasehold ownership is usually subject to terms and conditions that restrict what the leaseholder can do with the buildings or land. The lease will also set out conditions for when the ground rent can be reviewed (usually every seven years). At the end of the term it can be renewed or revert back to the freehold owner.

UNIT TITLE Unit title ownership is most common in a building development where there are multiple owners.

It allows individual ownership of parts of a single building, or of separate buildings within one complex.

Each unit title is made up of three parts: ownership of your particular apartment or unit and any ‘accessory’

units, like garages, private courtyards and storage areas; an undivided share of the ownership of the common property (lifts, laundries, lobby areas, gardens) and an undivided share of the ownership of the units if the unit plan is cancelled. Becoming a unit title holder means you automatically become a member of the complex’s body corporate, which consists of all the unit owners acting as a group. An annual fee is usually charged. A body corporate has a number of responsibilities relating to keeping the property in good order, organising and maintaining insurance, and making sure owners keep to the rules.

CROSS LEASE If you hold a cross lease, you are a part owner of every building on the plot of land, not just the one you occupy, with the other leaseholders. Each cross lease holder is granted what is known as a registered leasehold estate of the particular area and building that they occupy. These leases are usually for 999 years and each one will set out exclusive areas of occupation as well as any shared or common areas.

In other words, your house or unit is set apart just for you and your family, but you have equal access to shared areas (like a driveway, or garages, or a common garden area). A cross lease title also includes

a plan of the footprint of the property, so you can see if it matches the property you are looking at. Cross lease ownership means that any structural changes to the property or shared areas must be agreed upon by all the owners. Depending on the terms of the cross lease, you may need to get the other owners’ consent for things like painting the exterior, building a deck or putting up a fence.

DO YOUR HOMEWORK Whatever the type of title that a property has, it’s absolutely crucial to do your homework before you sign on the dotted line to buy one. A title search will help you find out all the facts about the property’s ownership, boundary and access, as held by Land Information New Zealand (LINZ). Remember to look out for easements or covenants that may differ from your understanding of the property, such as rules about who can live in it, car parking and access. A Land Information Memorandum (LIM) will also show you information held by the local council about the property and land. It’s a really good idea to get a lawyer who can help you navigate all these different documents and understand what they mean. For independent advice on buying or selling property, check out reaa.govt.nz.

13

Choosing a painter The MPA is committed to the highest standards for its members, and recommends that you choose a painter who is a member – a Registered Master Painter When looking for a painter, take one of the steps below QUOTES AND COSTS Compare prices and the scope of works carefully. It is often true that you get what you pay for, and better painters often charge a premium for their experience and higher quality work. If you require or agree to inferior materials, you will usually get inferior results.

Compare the scopes of work and the materials being used carefully. Differences in these can often be a reason why quotes are varied. For example, how many coats is each painter proposing? Are Premium Line products being used?

If the price is too good to be true, then it probably is.

Is the work going to be carried out safely, you don’t want a major incident on your property.

Ask about your contract for the information on the Associations.

5 Year Workmanship Warranty.

GET IT IN WRITING Clear documentation helps all parties to the Contract.

The MPA’s contract has a section where all the details of the work should be fully written.

Your painter will most often complete this but always check it carefully and ask questions if you are not clear.

What’s needed will vary from job to job. If you don’t understand, don’t sign. Get it clarified.

INSURANCE Always ask what insurance the painter has. A good start is to ask about: Public Liability Insurance: It is a condition of MPA membership that your contractor has this. Always speak to your own insurers and let them know what you plan, before work starts.

Consider, for example, if you have adequate cover if your possessions are stolen or damaged.

YOUR SAFETY Paint products and the place where work is happening can be dangerous. Let you painter do the painting. If you are handling painting products at all, read labels and follow advice.

W: www.masterpainters.co.nz P 0800 PAINT NZ e: nationaloffice@masterpainters.org.nz Ask your painter if they are an MPA member and ask to see their membership card.

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Do-up tips to avoid budget black holes

If there are three golden rules about renovating, says property consultant Jane Eyles-Bennett, they are: buy well, don’t spend too much money and renovate wisely.

Sound simple? She says you’d be surprised by how many times she has seen renovations go horribly wrong.

super savvy with what you chose to do to it.”

Things like replacing tap fittings or door handles can make a big difference — and a fresh coat of paint will help rooms to look crisp and modern.

Eyles-Bennett runs a business called Hotspace, helping people to maximise financial returns from renovations through services such as online Renovation Action Plans. And she says there are some common rookie mistakes that are essential to avoid.

CRUNCH THE NUMBERS Before you begin a project, you really need to know your numbers. What is the property worth now? What could it be expected to be worth once it’s renovated?

How much can you afford to spend on renovations?

You can get an idea of what a property could potentially be worth by talking to real-estate agents or property valuers.

Local real-estate agents can also advise on who will likely be interested in your property and what kind of work will appeal to them. If you’re in an area that is popular with young families, paving a lawn to make an entertaining space is unlikely to be a good option.

Eyles-Bennett says: “I start by identifying my target audience and thinking about the sorts of things they place value on. “Families value homes with a yard and fences, and perhaps a bath and areas for children to play in and outside the home. Young professional couples might value mod-cons, a double shower and great entertaining spaces. I also think about the end use of the property. Does it need to last a long time because it is being held and rented out or is the owner selling?”

BUDGET Once you know how much you can afford to spend, break your budget down into percentages. Allocate 20 per cent of your total budget to the exterior, 10-15 per cent to the bathroom, 20 per cent to the kitchen and so on. “This means the whole of the property can be renovated without running out of money.”

You can then work out what can be done for the amount of money you have to spend in each area.

“Obviously $6000 is not going to buy a whole new kitchen, so you need to figure out what you can do to your particular kitchen for $6000. What are the priorities? This is where one needs to stay unemotional.”

Don’t just assume you know how much everything will cost — work it out to the finest detail. If the costs don’t stack up, go back and do the budget again.

Eyles- Bennett says renovators need to do this over and over again until they are sure of each price tag.

Talk to contractors about how long each bit of work will take and let them know about your plans for the property as a whole.

REUSE, RECYCLE Don’t take the wrecking ball to the property just yet.

Eyles-Bennett recommends maximising returns by keeping as much of the property as you can. “Some renos you can pull the whole house apart and start again — but this doesn’t happen very often. Whatever is in good condition, try to re-use it. Look for anything that can be easily renovated — but be aware of false economy.

“Also be aware of compromising the look of a space by re-using. It’s a fine line. What you do to a particular area will depend on the budget you have allocated to that particular area. If you have $10,000 for a bathroom, you could most likely gut it and start again.

However if you only have $2000 then you’ll need to be

MIND THE GAP Watch out for hidden costs.

“Where something wasn’t accounted for at the beginning of the job, tradies often will charge an arm and a leg to get it done on the spot,” she says. “I always suggest having a contingency. Surprise costs usually hit inexperienced renovators hardest.”

She gives the example of a bathroom: an inexperienced renovator might budget for a new bath and a plumber to install it.

“In fact, you need to factor in a plumber to disconnect the existing bath; removal and disposal of the existing bath; installation of the bath itself; plumbing the new bath (and taps/spout etc) in; retiling the walls, side of the bath and most probably floor.

“All of a sudden, a $300 bath and a $150 plumber turns into a $1000 job. Make these sorts of mistakes through the rest of the property and the profits may not be looking too good.”

SPEND WISELY If you are renovating a property to sell or rent, put your own tastes aside. Keep things as neutral as possible to appeal to a wide audience.

Newbie renovators often spend too little or too much on a renovation — cheap materials in an otherwise good job, or splashing out on a house in an area where prices aren’t at the level where the renovation will pay for itself.

“Also spending money on things that do not add value to the property or spending money in the wrong areas. For instance, spending $4000 on a laundry storage unit where, say, the overall budget is only $30,000. Or spending $15,000 on the exterior of the property where $4000 would have worked just as well.”

And that old adage about buying the worst house in the street? Not true if you’re looking to renovate for profit, Eyles-Bennett says. Be realistic about how much you can actually achieve with your budget.

“I think this is the number one reason people go over budget and lose money. As long as the numbers work and a solid renovation process is followed, then I believe money from property is definitely there to be made.”

— Susan Edmunds

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15

Steps to building range of services.

The fees you pay to an architect or architectural designer may seem like a lot of money, but in reality they area small part of the total cost of a building project, and have to be considered in the light of the cost-effectiveness and overall value that the architect or designer will add to your house.

Expect to budget between six to 15 percent of the total cost of the job, depending on its size and value and what services the architect or designer provides.

STEP 4

SELECT A PROJECT MANAGER Decide whether to manage the project yourself or engage the architect, designer, main contractor or a professional project manager.

STEP 5

Choose the builder and other tradespeople Make a shortlist of builders, and ask them for tenders and quotes. Make sure they can work within your deadlines. Choose the subcontractors.

STEP 1

CHOOSE A SECTION Consider the location and value of prospective sections. Research the title and council files, checking for any legal restrictions on use of the section. Decide whether you need a professional valuation and/or survey.

Get your lawyer to approve the sale and purchase agreement.

STEP 2

ORGANISE YOUR FINANCES Work out a budget and figure out how much you need to borrow. Approach the bank or other lending organisations to arrange a mortgage. Review your budget if necessary.

MORTGAGES Whether you are building or buying, once you have a good idea of what you can do within your budget, you need to start talking seriously to a bank, mortgage broker or other lenders.

Consumer.org.nz has detailed information on the types of mortgages available, including the latest interest rates, how to apply for a mortgage, how to make a complaint if you are not satisfied with the service you receive, and how to reduce your payments.

Some of this information is free, but for some you will need to be a member.

STEP 3

CHOOSE AND BRIEF THE DESIGNER There are different kinds of designers – conduct some research to work out which type will suit you best.

Talk to a few candidates and make your choice. Work with them to come up with the design for your house.

Gather ideas for materials, fixtures and fittings, and talk them through with your designer.

DESIGN FEES Architectural designers generally charge around the same as architects. The respective fees will depend on the scope of the project and services required.

You should expect to pay less for an architectural draughtsperson, as they typically offer a narrower

STEP 6

ORGANISE THE CONTRACT Get a written contract from your builder, including details of their guarantee, insurance, payment schedules, and other importance issues.

STEP 7

GET BUILDING AND RESOURCE CONSENTS Organise building and resource consents, if this hasn’t been done earlier.

STEP 8

CONSTRUCTION BEGINS ...

When building starts, keep an eye on progress, pay the bills and deal with any unexpected problems.

Organise inspections by the Building Consent Authority. Be aware of safety issues at the building site.

STEP 9

UPON COMPLETION ...

Arrange the final inspection by the Building Consent Authority and apply for a code compliance certificate.

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T

hey are especially committed to their sponsorship of Hospice, who are a vital organisation in our community, with centres supporting cancer patients and their families throughout Northland – at a time when support is greatly needed.

Northland Waste are particularly proud of the support they give to the Far North Community Hospice. Their services support patients over an extensive area from Cape Reinga to Mangamuka, North Hokianga to Taupo Bay. Some of these patients live in remote and isolated areas, so the services Hospice provides are essential, making life a bit more ■ Davina Reed accepts cheque from local manager Darryn Shanks & Northland Waste Team bearable during a challenging time.

The Far North Community Hospice comprises a self-contained unit, the Shirley Crawford Haven, within Kaitaia A nursing team Hospital, which is for interim care and offers families a place to care specialist service. A nursing team morale. They also offer respite care to carers of regularly visit patients for their loved ones in a peaceful regularly visit patients throughout cancer patients, giving them some well-needed time throughout this area, environment where medical support this area, putting in many miles out so they can return to their duties refreshed and putting in many miles is close to hand. travelling from patient to patient, rested.

The team at Far North Community offering pain and symptoms The team at Northland Waste understands how travelling from patient Hospice also receive monthly visits management to people in their important the services Far North Community Hospice to patient, offering from a palliative care specialist own homes, which is an invaluable provide their community, giving advice and support pain and symptoms who offers support, guidance and support to cancer patients and on pain and symptoms management to people in their management to people their whanau living in rural isolation. advice to the nursing team. Another own homes. Therefore, Northland Waste are pleased avenue of advice and support to the For many people, remaining in the to be able to keep that good work going through in their own homes nursing team is a GP with who has comfort and familiarity of their ongoing sponsorship. special interest in palliative care, and own homes at such a difficult time, Northland Waste has helped to raise $11,991 this attends monthly meetings. surrounded and cared for by their whanau and family, year, which will go a long way to ensure the Far North As well as the Shirley Crawford Haven, one of is vital.

Community Hospice can continue offering their the most important services Far North Community Other services the team at Far North Community services to cancer patients and their whanau in farHospice offers is a free, in-home palliative care Hospice offer are Patient Pamper days to help boost flung areas from all over the region.

“

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17

Rats!

Rat control is important to avoid the spreading of diseases, food contamination, structural damage, not to mention flood risk if they chew through water pipes or fire risk if they chew through electrical cables. If they enter into your home or business they can also introduce other pests such as fleas, ticks or lice.

T

he reason rats cause such damage is because their incisors never stop growing, so in order to survive they must gnaw (chew) to keep their teeth at a manageable length. Their gnawing is powerful enough to chew holes through pipes, joists, walls, floors, etc. They can flatten their rib cages to fit through gaps – if their head can fit through, their body can follow.

The most common rats in New Zealand are the Ship Rat/Roof Rat (Rattus Rattus), and the Water Rat (Rattus Norvegicus). Roof rats are incredibly good climbers and they are the ones that do the damage mainly within upper/higher areas of dwellings/ buildings.

SIGNS TO LOOK OUT FOR: • Scratching/Scurrying Noises - Usually heard at dusk and dawn in roof voids and upper levels of buildings.

• Smell - The smell of urine can be quite evident in roof spaces and in kitchens if there are rats nesting in appliances.

• Rat Droppings - Commonly found in roof voids, under sink units, behind appliances, etc.

• Damage - Holes, mostly in wood and plastic with obvious gnaw marks, ripped food packaging, damaged stored food products, gnawed/damaged electrical cables, etc.

• Rub Marks - Because rats have poor eyesight, they use their whiskers to feel their way along structural routes such as skirting boards, walls, etc. and if it’s a well-used route, grease and dirt from their bodies can leave a visible trail, which can also lead to where they have gained entry into buildings.

• Running Tracks - Trails can often be seen in areas such as a dusty area of a warehouse, or outside through grassy areas, which will clearly show a track of no grass often leading to the building and subsequently to an entry point.

• Nests - Rats prefer to build their nests in a warm, dark, secluded area, usually close to a food source. Their nests are made from shredded material such as newspaper, cardboard, insulation, etc. Common nesting areas are underneath or within appliances such as fridges, freezers and dishwashers; roof voids, rafters, etc.

Regular pest control is the most effective way to eradicate and maintain the control of rats, using a good quality bait and tamper-proof bait stations which keep the bait safely out of reach of the public, children and pets.

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What’s my house really worth?

When you’ve lived in a property for a while it can be hard to be rational about its worth. How can you put a price on the spot where you’ve built so many memories with family and friends? Someone will surely recognise the hours you spent sanding back the windows or digging out the agapanthus in the garden and reward you with a high price, won’t they? Unfortunately potential buyers may see things differently, especially in a slow housing market.

T

here are several methods you can use to gauge the worth of your property. Remember that the rateable value or RV (formerly known as the government valuation, or GV) of your property doesn’t really provide any clues. These valuations are done by the local council to work out what share of rates a household should pay. They are only done every three years and don’t take any improvements into account – increasingly, properties that include an RV figure in the advertising will come with a disclaimer that it is not indicative of current market value.

These days you can gather a lot of information for free thanks to websites like Trade Me and Homes.co.nz.

Trade Me’s Property Insights has information on more than 1.5 million homes, including rateable value data, previous sale prices, when the property was built and what size it is. The site also provides an estimated value range, based on a melting pot of data from sales of comparable properties, listing details and user activity.

Homes.co.nz operates similarly. Its estimate service is built on a complex set of valuation models, using around 30 million pieces of data bought from councils nationwide, plus sales values and a wide set of property features. Both sites recognise there are a number of factors at play, so they offer an estimated value range that can be quite broad.

While both these sites are useful, they don’t show the full picture and should only be used as the starting point in determining value. They can’t take the condition of your property into account and they may not recognise any improvements you might have made (though homes.co.nz does allow owners to ‘claim’ their property and edit information about it).

Let’s say you own a large property in an area where there have been some big-ticket sales in the last year.

Your property might have some serious structural issues and be in generally poor condition, yet the algorithms may claim that it is worth a lot more than any sensible buyer would pay for it because other houses in the neighbourhood have sold for high prices.

The impact of this is two-fold. Firstly, the seller could anticipate a big pay-day that may never arrive; and secondly, some buyers may be put off making an offer because they think it’s out of range.

There are a couple of ways to combat this. When you start working with a real estate agent to sell your property they must supply you with a current market appraisal or CMA. This is based on similar information to the online versions, but it also comes with the agent’s real-time, real-life knowledge of the area, what similar properties have sold for and the condition and particular characteristics of your own property (such as whether it has been repainted recently or it’s in a state of disrepair). The agent will have had the chance to walk through your property and identify its unique selling propositions, such as good sun, proximity to desirable schools and other features that buyers like.

It’s important to note that you may get varying CMA ranges from different real estate agents as they may each take a divergent perspective on your property that you will then need to consider.

Your other option is to pay a registered valuer to provide you with an independent valuation. This service comes at a cost (the price will vary, depending on the level of detail), but it will be more accurate. The Property Institute, which represents valuers, says a registered valuation can help sellers be a little more clinical about their property’s worth.

Even with all the information you can gather, the true indication of your property’s value is what a willing buyer will pay for it at the given time that it’s on the market. A valuation, a price range or a figure reached by an algorithm is not cash in the bank.

For independent advice on buying or selling property, check out reaa.govt.nz.

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19

Cavern cutting housing costs

BREAKING NEWS RESERVE BANK, FROM THE 1st JANUARY 2018, WILL RELAX THE “LVR” FROM 10 TO 15% FROM BANKS LENDING UNDER 20%

LOCAL AID FOR FIRST HOME OWNERS avern Homes, under the management of Ken Dugdale, have been operating successfully in and around Mangawhai for the past four years and have come up with a new concept which must appeal to first home buyers.

Consider this: 165 sq metre home on a concrete slab, three bedrooms, floor coverings, double garage, brick and timber build on a level site for just $295,000 on your land. This price includes plans and building consents, power connections and a guaranteed building time from signing of contract complete with a 10 year Master Build Guarantee. The Cavern philosophy is “All About Service”.

There are options to change the plans to suit your individual needs or site aspect, but include plenty of glass to give a contemporary look. “Windows and flooring are of the same quality as any other standard build we do “says Ken. All we tend to hear from the media is about “the rising cost of housing in Auckland” but this isn’t

HOW CAN THEY OFFER SUCH A SERVICE WITHOUT COMPROMISING QUALITY?

C

Auckland and we firmly believe that young families and first home buyers need an opportunity to get on the property ladder and into their own homes and this option is available from Warkworth to Whangarei” he says.

Firstly say Ken, “The Company is a dual award winner on quality and workmanship so quality is “Paramount”.

Secondly, we have a great association with suppliers who agree on the importance of making first housing attractive and affordable. Then we have good teams of painters and tilers plus close alliances with flooring and furnishing companies who are all prepared to pass on some of the benefits of a buoyant economy. I believe it benefits us all in the long run.

But it won’t last!

Materials are all going up month after month and so we can only offer this price until 31 March 2018.

“We’re selling a concept” he says. “We live in the community and continue to support a number of local activities so it is important for us to be able to give something back in a market that makes things very hard for first home owners”.

Talk finance with Ken too as this concept is also very attractive to banks.

Home ownership “Has never been so easy” and it is a big undertaking, but Cavern Homes are offering their expertise in a number of fields by launching a NEW and AFFORDABLE option.

House and Land packages will be available in the Mangawhai Heads area from just $650,000.

First home buyers from 10 % deposit. No interest for build duration. Lending criteria will apply.

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NEWS FLASH!

A New Home Built on your site From $295,000.00 including GST Valid to the 31st March 2018

Reserve Bank lifts restriction on lending.

Photo an example of a Cavern Home, not concept build

Conditions: pricing on a level site. Does not include Earthworks, water tanks, Septic system.

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