Insurance – for Landlords and Tenants

It is imperative that landlords and tenants understand whose responsibility it is to have insurance to make sure that both parties are protected against loss.

Below is a general guideline for landlords and tenants.

The most important factor to remember when selecting insurance is to inform your insurance company that the property is a rental property.

Landlord

The landlord must have insurance for the property (that is the physical buildings, section etc) against fire, storm, flood, damage from burglary etc, if they want it protected against loss. For these types of policies it is imperative that you advise the insurance company that the property is tenanted to ensure coverage. These policies often cover chattels, e.g. carpets and curtains, which is preferable, however this should be clearly defined and clarified with your chosen insurer.

It is also often recommended that landlords take some form of Property and Income Protection insurance. This is an additional insurance taken out by a landlord to cover for:

  • Loss of rents due to abandonment
  • Loss of rents due to eviction
  • Malicious damage/theft by tenants
  • Rent recovering whilst malicious damage is being repaired

Tenants

You must ensure you have personal contents insurance for your belongings to ensure they are protected against loss.

You should also consider personal liability insurance to cover you against damage to the landlord’s property. If your name is on the tenancy agreement, you could be held liable for damage whether it was caused by you or your flatmates.

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What is the right investment property to buy?

Image showing a question mark and What is the right Investment property to buy?

What is the right Investment property to buy?

That’s a question we as investors ask ourselves and one we often struggle with. When we talk with our friends we  are bombarded with advice.

“Don’t buy in that area …”

“Why would you want to buy a two bedroom unit!”

“Never get a fibrolite clad property …”

Sounds familiar? Often the people who are giving their opinion may not be suitably qualified in the area of property investment.

We would be better off to seek out the advice from successful property investors, who have grown their personal wealth through wise investment decisions.

I think it is important to understand this point.

There are no “right or wrong” type of investment properties, but some are better than others.

Really, it’s about what we value in property investment. The 4 key factors are:

1) return on investment: what income are we getting here? (less expenses of rates, insurance, repairs & maintenance and management). This is usually expressed as a percentage of the purchase price, but it’s important to keep in mind that we are likely to borrow a large portion of the purchase price, therefore the return on our investment (what we put in) will differ.

2) ongoing cost of ownership: older properties generally require more maintenance than newer ones, but all properties require some degree of regular maintenance. Some require major upgrades (kitchens, bathrooms, driveways). These need to be factored in over a longer period of time.

3) ability to add further value: either by subdivision, redevelopment or renovation

4) likely future capital gains: property markets in the same city generally rise in value at the same rate.  But some sectors may be at a low point in the value cycle. By purchasing now and holding for a period, significant gains may be likely sometime in the future. Good examples of these in this current market are coastal property and apartments in Gisborne.

It’s my experience that investors consider all these factors but weight them differently and base their buying decisions on what they value most.

We just need to be clear in our thinking and be sure we are buying for the reasons we value the most.

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Why use a property management company when you can look after your investment property yourself?


I think it is important to remember why we buy investment property in the first place. That is:

To make us  money, not to give us something to do!


New Zealanders are great DIYers. That is a strength but it can also be a weakness.

You should consider using a property management company for the following reasons:

  • To maximise the return on your investment
  • To minimise the stress and work associated with owning an investment property
  • To secure your future wealth
  • To be kept informed with market developments

Maximise the return on your investment

If you choose to manage your own investment property - as many New Zealanders do, it’s very hard to know if you’re getting the best return. Market rents can change and unless you are informed, you could be under renting your property by thousands of dollars a year.

When tenants move out, it’s important that you get the right tenants in as soon as possible. More often than not Walker Property Management has a database of suitably qualified people looking for property.

When repairs are needed, it’s important you get the best prices and quality on maintenance work. Our network of trades people cant assist you with this.

Minimise your stress

Investment properties should make you money, not work.

The Walker Property Management team do nothing but manage rental properties. So they can help you enjoy maximum returns on your investment, and keep your weekends free for your family and for fun things to do.

Not only that, they also remove the stress of managing your own property. Things like interviewing potential tenants, collecting rent (and chasing arrears), managing paperwork, and a host of other time consuming chores.

Walker Property Management provides

  • Intelligent, honest feedback and advice
  • A smooth leasing process
  • Highest quality tenants
  • Highest possible rent returns
  • Comprehensive account management
  • A dedicated single point of contact

Secure your future wealth

You wouldn’t just give any company who called themselves a bank your life savings. Investment property is no different. For some people, it is their life savings - or a major part of it.

So the same standards of professionalism and security should apply. Make sure you complete due diligence, before you engage a property manager. Let Walker Property Management make this easy for you.

Market information and advice

Walker has a team of experienced professionals in the Gisborne property market. Property Management and our Real Estate and Property Investment specialists are in a position to provide you with valuable advice and opinion.

Every month we research activity and trendsin the Gisborne property market. We looks at the issues impacting on the market, the rental and sales trends in our area and other cities and much more. We post regular updates on our websites.

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Australian and UK Residents – Buying Investment Property in NZ

the ideal investment property - 1960's weatherboard bungalow

Australia and the UK have very similar tax rules.

If an Australian or UK tax resident purchases a rental property in NZ, then they will be liable to pay income tax on any rental profit and to pay capital gains tax.  If the rental property makes a loss, then that loss is not allowed to be offset against their other income, it is only carried forward and used to offset any future profit from the NZ rental properties.  For these reasons, you don’t want your NZ rental property to be owned in your personal names.  The best option is to own the rental property in a NZ Trust so that the rental property is kept outside the Australian or UK tax rules.

this article is from John Bolton at Squirrel. Thanks John

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Landlords benefit from Healthy Homes insulation project

It’s great when a helping hand is extended to home owners to make their properties warmer and more energy efficient. Whether you are a owner occupier or a landlord, funding by way of a grant is available. The article below is from the EECA website.

Press release from the Minister of Energy and Resources

More than 180,000 New Zealand homes will have access to grants for insulation and clean heating over the next four years, as part of a major investment in household energy efficiency.

“A large number of New Zealand homes are cold and damp because they are inadequately insulated. This scheme is an important step towards warmer homes as well as invigorating the retrofit industry,” Energy and Resources Minister Gerry Brownlee says.

Budget 2009 allocates $323.3 million over four years for a campaign to fit homes with insulation and clean heating devices such as heat pumps and approved wood burners. The scheme, which is open to owners and occupiers of houses built before 2000, will start on July 1 this year.

The New Zealand Insulation Fund’s goal is to see up to 60,500 homes being insulated each year by 2012/13.

“It’s designed to reduce health risks from living in cold, damp homes and provide energy efficiency gains,” Mr Brownlee says.

“This scheme is also intended to play an important role in stimulating the economy. It will generate jobs for New Zealanders involved in producing and installing insulation and clean heating.”

“Government grants of up to $1,800 will be available for houses built before 2000 that require ceiling and under floor insulation or a clean heating device, regardless of income,” Mr Brownlee says.

For holders of Community Service Cards, additional Government funding will be available and this will be supplemented with private sector funding to cover the cost of the insulation and reduce the cost of clean heat devices.

The programme will be delivered through the Energy Efficiency and Conservation Authority (EECA) as part of its EnergyWise programme.

“The programme will work with private sector partners such as construction firms and energy retailers, as well as councils, health boards and iwi, so households can borrow money to help them invest further in a well insulated and warm home,” Mr Brownlee says.

“By providing a simple, accessible grants programme with flexible finance options, and an ability to pay it back through your power bill or rates bill, more families will enjoy comfortable, warm, and healthy homes.

“At the same time, money will be set aside to ensure that low income households in particular are targeted.”

The fund is made up of $243.7 million of new funding, on top of EECA’s existing $79.6 million of home interest subsidies and home grants programmes, to provide $323.3 million for the New Zealand Insulation Fund over the next four years.

“I particularly thank the Green Party for its role in developing this project as part of the Memorandum of Understanding with the National Government,” Mr Brownlee says.

While Budget 2009 reveals funding for the programme, more details will be announced at a formal launch in a few weeks.

“At that point we will announce the name of scheme, reveal the fund partners and start rolling out a marketing campaign.”

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Buying an investment property in Gisborne, it's not likely to be a leaky home.

The news is all good for investors looking to buy investment homes in Gisborne. The chances of it being a leaky home is extremely low. Of the 4,000 property cases before the Watertightness Home Resolution Service, only one is from Gisborne. Watch this video from Neil Walker about Leaky homes in Gisborne.

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