Here is how to apply online. Just follow the link on each property that is offered for rent. Just what you have been looking for!
Leaky homes don’t seem to be a problem in Gisborne
June 4, 2010 By Leave a Comment
According to the Department of Housing and Building there are very few leaky homes in Gisborne. Of the 3,189 properties that have active claims before the Weathertight Homes Resolution Service (WHRS) only one is from Gisborne. That’s not to say there aren’t more properties in the region affected with water tight issues, but it does indicate the problem is no where near as severe in our region as it is in other parts of the country.
Leaky homes are a national disaster. I can’t imagine to begin to know what it is like living in a leaky home.Worse still, to actually own one. From my own experience, I would even be lost without our dehumidifier going regularly in the winter months.
In most homes dampness and moisture can be managed simply by good ventilation practises, the reduction of the use of portable gas heaters and by simply wiping away of moisture when it occurs. But the issues associated with leaky homes go way beyond these simple practises. That’s when specialist building advice is required.
New tax laws could affect weekly rents
May 10, 2010 By Leave a Comment
The new tax laws that are to be released this month could have an affect on the cost of renting a house, as landlords look to recover increased costs from tenants. If the tax changes reduce landlord’s income, then it is likely that rent increases will follow. The government is no doubt mindful of this and it is my opinion that tax reforms will not go as far as the reforms recommended by the Tax Working Party.
New Zealand needs private investors to provide houses for rent and if the tax law changes are too sweeping, then we will see investors leaving this market sector in favour of stocks and share markets.
There will no doubt be some some changes to the tax laws regarding investment property, but for many investors the reforms will not mean their investment properties are no longer good investments. It will just mean the returns are not as high and the best way to combat this will be to raise the weekly rent.
Rental markets are however sensitive and if rent increases are too steep, then tenants shop around for more affordable homes and in some cases look to move in with family in order to avoid rising rent levels.
Change is inevitable. Let’s hope it is not too sweeping.
Renting or home ownership – what is best?
April 26, 2010 By Leave a Comment
If you are renting a house in Gisborne either short term or long term, you may be thinking that one day, owning your own home is a better long term solution. But are you better off to rent and save your money and invest? Or are you better to buy your own home?
This article by Mary Holm makes for a provocative arguement over the home ownership or renting debate. I tend to favour the majority of the university student’s viewpoint. How about you?
I was a little surprised the other day when I asked a couple of hundred young university students whether they wanted to buy a home in the foreseeable future. Everyone said yes – despite the fact that we’d just been considering why home ownership is not necessarily all it’s cracked up to be.
It seems that most New Zealand adults either own a home or want to. “Rent is dead money,” people say, “whereas if you’re paying off a mortgage you’re making an investment.”
That’s only partly true. In the early years of a longer-term mortgage, almost all the payments are interest. Even across the full 20, 25 or 30 years – for those who keep a mortgage that long – interest often outweighs principal. And the only one who benefits from interest payments is the lender.
But there’s more to it than that. Let’s compare Reggie Renter and Hannah Homeowner, and assume they both want to arrive at retirement with mortgage-free accommodation.
Clearly if Reggie rents all his life, without saving, he’s not going to achieve that. But if he saves the difference between what he pays in rent and what Hannah pays on her mortgage, rates, insurance and maintenance, Reggie could well hit 65 with enough money to buy a mortgage-free home. It might even be better than Hannah’s home.
To save enough, Reggie would probably have to invest in diversified shares or commercial property or in a fund that invests largely in those assets. That means his savings balance would be volatile – falling quite often, and sometimes quite far. But over the decades such an investment is highly likely to grow healthily.
It’s worth noting, too, that the value of Hannah’s house will also fluctuate over the years. I suspect many would be shocked at the volatility of the value of their home if it were auctioned every month.
What’s more, Reggie can much more easily reduce risk by diversifying his investments – in a wide range of New Zealand and international assets. Hannah’s money is all in a single property – or at least one property at a time.
Other advantages of renting over home ownership include: being able to move quickly and cheaply, and not being responsible for home and garden maintenance. As one man puts it, “Did you have a good weekend, or do you own your own home?”
On the other hand, it will take Reggie more discipline to save. If he sets up regular automatic transfers from his bank account – and if he’s not the type to sabotage his own plans just because he fancies a flasher car or a more luxurious holiday – discipline might not be a big problem. Still, he doesn’t have the threat of losing his home hanging over him, as Hannah does if she misses her mortgage payments. She has a huge incentive to keep paying.
Also, with home ownership comes the ability to make your own choices about interior decoration and your garden. And you can’t be kicked out by a landlord – perhaps just when the kids have settled in at the local school.
To some extent, Reggie could share some of those advantages if he could get a long-term lease, something that might become more popular in New Zealand if more people decide to stick with renting for decades. But a rented property is never going to give quite the same pride or security as home ownership – provided the homeowner isn’t mortgaged to the hilt.
That’s probably why the university students all want to own their own home. It’s an issue that involves much more than money.
article by Mary Holm : maryholm.com
What does $350 per week get you in Gisborne?
April 9, 2010 By Leave a Comment
For a weekly rent of $350, you can rent a three bedroom character bungalow , within easy walking distance to town. In Gisborne that is regarded as above average rent. This type of home is very popular with those looking for rental properties in Gisborne. Unfortunately we have limited supplies of homes like this. If we had more, then we could easily rent them to prospective tenants.
A New Tenant’s Checklist
March 31, 2010 By Leave a Comment
New Renters Check List
Welcome to renting!
When you are looking for a new place to live, there can be a lot to organise and remember. Asking the questions below will help you choose the place that’s best for you, your budget and your lifestyle.
The second page covers things you should do when you find the right place – completing the tenancy agreement, property inspection report and bond lodgement form with the landlord, and also things to do before and after you move in.
| Property address: | Weekly rent: | ||
| Landlord name: | Bond required: | ||
| Phone: | |||
| Email: |
Questions to ask:
- When is the property available?
- Is it a fixed-term tenancy or a periodic tenancy?
- Is the property fully furnished?
- What whiteware (eg, washing machine, refrigerator, microwave, etc) is included?
- Is it close to transport? Shops? University?
- How many people are allowed to live in the property?
- Does the property get morning or afternoon sun?
- How secure is the property? Are there deadlocks or an alarm?
- Who is responsible for mowing the lawn?
- Is there a garage or on-street parking?
- Is it OK to smoke inside?
- Are pets allowed?
- What’s the neighbourhood like?
- Does the landlord have any references?
- What is the best way to contact the landlord?
Found the place that’s right for you?
Make sure you and your landlord:
- complete a thorough property inspection and note any damage in the property inspection report (part of the tenancy agreement)
- complete a tenancy agreement, write in any conditions that you both agree on, and each keep a copy
- complete and sign the bond lodgement form
- organise how you will pay the rent (eg, automatic payment or direct debit)
You might also want to ask your landlord to complete a Contact details for the landlord information sheet (available at www.dbh.govt.nz). This sheet records contact details for your landlord and an alternative person. I t also asks for contact details for tradespeople.
Your landlord must lodge the bond with the Department of Building and Housing. You will receive a letter from the Department after your bond has been lodged.
Before you move in
- Purchase contents insurance that includes tenant liability.
- Find out when rubbish and recycling is collected.
- Connect the gas, electricity and phone.
- Tell your doctor, dentist, workplace, gym, bank, children’s schools, friends and family that you are moving.
- Organise your mail to be redirected by the post office.
After you move in
- Know your rights and obligations – read the Department of Building and Housing tenant guide What to do when you’re renting.
- Check that your bond has been lodged with the Department of Building and Housing.
- Keep all records – especially your tenancy agreement, inspection report and bond lodgement letter.
- Keep records of payment such as rent receipts, bank statements and invoices.
Like some more help?
Ask the Department of Building and Housing if you are unsure of anything – call 0800 TENANCY (0800 836 262) for advice and information. We can:
- explain the law about renting to you
- help tenants and landlords sort out problems
- answer questions about bond money.
This checklist is from the Department of Building and Housing. Visit their website for more information www.dbh.govt.nz
A Word About Bonds
March 28, 2010 By Leave a Comment
Bonds
A tenancy bond is a payment of up to four weeks rent made to the landlord by tenants when they move into a property.
The bond is held to cover any loses the landlord incurs if the tenant breaches any of the conditions in the Tenancy Agreement or general obligations of a tenant.
The landlord will collect the bond from the tenant but must lodge it with Tenancy Services within 23 working days, with a signed Bond Lodgement form (by both the landlord and tenant).
The bond is held by Tenancy Services until a Bond Refund form is filed (signed by both the landlord and tenant) by either the tenant or landlord. To ensure this part of the process progresses smoothly, it is important for the tenant and landlord to lodge any Change of Tenants or Change of Landlords during the period of the agreement.
If there is any damage to the property at the conclusion of the agreement, and the landlord and tenant agrees as to the value of this, then the bond is divided between the parties accordingly. However, if the parties are unable to agree on the value, then one of the parties can apply to the Tenancy Tribunal for mediation.
Tenancy Information
March 28, 2010 By 2 Comments
Advice and information for tenants and landlords
If you have problems with rented accommodation, or if you just want information and advice about renting, the Department of Building and Housing can help. e can tell you about your rights and responsibilities as a landlord or tenant. We can also help resolve tenancy disputes.
Renting and the law
The legal rights and responsibilities of landlords and tenants are set out in the Residential Tenancies Act 1986. The Department’s staff can explain how the Act affects you.
Help for landlords and tenants
The Department provides dispute resolution services, including mediation, to help landlords and tenants solve problems. For tenancy advice and information call 0800 TENANCY (0800 83 62 62), visit www.dbh.govt.nz or email us at info@dbh.govt.nz
Some common questions
Do I need a written tenancy agreement?
Yes. A written tenancy agreement is required for all tenancies. Both parties (landlord and tenant) are entitled to a copy. Standard tenancy agreement forms are available free from our website, or you can buy them from major bookstores.
Are there different types of tenancy agreements?
A property can be rented for a fixed-term period, or the tenancy can be periodic. Most homes are rented as periodic tenancies. This means landlords and tenants must give written notice to end the tenancy.
A fixed-term tenancy is for a set period of time (for example, six months) and cannot be ended before that time, unless both parties agree, or the Tenancy Tribunal orders it.
What is a bond?
A bond is money that a landlord can ask a tenant to pay as security. The bond can be an amount up to the value of four weeks’ rent. Some landlords may ask for less.
What happens to the bond?
The law requires that a landlord who takes a bond must lodge it with the Department of Building and Housing within 23 working days of receiving it. Bond Lodgement forms are available from www.dbh.govt.nz or by calling on 0800 TENANCY (0800 83 62 62).
At the end of the tenancy, the bond money will be refunded to the tenant, provided the rent has been paid in full and there are no damage claims. The landlord may get some or all of the bond money if rent is owed or the tenant has caused damage to the property.
If you have a dispute over the refund of a bond, call 0800 TENANCY (0800 83 62 62) for help.
The Department handles all bond lodgements and refunds. If you have a question about a bond, please call our bond advice line on 0800 737 666. Please quote your bond number when you call. You can also see our information sheet ‘All about tenancy bonds’ for more information.
How much rent can be charged in advance?
Rent can be charged for a maximum of two weeks in advance. This means that if two weeks’ rent is paid at the start of the tenancy, no further rent should be paid until 14 days later.
I think my landlord is charging too much rent. What can I do?
If tenants think their rent is significantly higher than other similar local tenancies, they can apply to the Tenancy Tribunal for an assessment. Market rent data is available on www.dbh.govt.nz
What notice should be given for a rent increase?
In a periodic tenancy, landlords must give 60 days’ notice in writing before increasing the rent. The rent cannot be increased within 180 days (6 months) of either the start of the tenancy or the last rent increase.
What is the required notice to end a tenancy?
Notice cannot be given on a fixed-term tenancy. For periodic tenancies, a tenant must give 21 days’ written notice, unless the landlord agrees in writing to a shorter time. If the landlord gives notice, and the tenant wishes to leave before the termination date of that notice, then the tenant must still give 21 days’ written notice. The landlord must give 90 days’ written notice in most cases. This may be reduced to 42 days if the:
- property has been sold with vacant possession
- premises are needed for the landlord or the landlord’s family to live in
- property is normally used as employee accommodation and is needed again for that purpose, and this is included in the tenancy agreement.
If the tenancy is provided as part of the tenant’s employment, special provisions for notice may apply.
Who does repairs and maintenance?
Landlords must maintain the premises. Tenants are responsible for any damage that they, or their guests, cause – either intentionally or carelessly. Tenants must notify their landlord immediately if something needs to be repaired. If you are having trouble getting repairs or maintenance work done, call us for advice.
Do landlords and tenants have any other rights and obligations?
Yes, the law also covers discrimination, rent receipts, quiet enjoyment, the sale of premises, the landlord’s right of entry, locks, and abandonment of premises.
For tenancy advice and information call 0800 TENANCY (0800 83 62 62), visit our website www.dbh.govt.nz or email us atinfo@dbh.govt.nz
published from the Department of Building and Housing website.
Insurance – for Landlords and Tenants
March 28, 2010 By Leave a Comment
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.
Tenants Obligations
March 28, 2010 By
As a tenant it is extremely important that you understand your obligations in relation to a rental property.
By not fulfilling your obligations it is possible to lose your bond.
As a tenant you must:
- Pay the rent on time.
- Ensure the property is used for residential purposes for the majority of the time.
- Keep the property up to a reasonable standard of cleanliness.
- Inform the landlord of any damage as soon as possible.
- Pay for the repair of any deliberate or careless damage which you cause.
- Comply with all conditions in the Tenancy Agreement.
- At the end of the tenancy remove your belongings; leave the property in a reasonable state of cleanliness; return keys or any like devices; and leave the chattels provided by the landlord.
- Allow the landlord reasonable access to the property.
- Pay for all electricity, gas and telephone used by you.
You may also be required to cover the cost of water depending on whether it is provided for in the Tenancy Agreement.
As a tenant you must not:
- Damage or allow others to damage the property, whether deliberately or carelessly.
- Use or allow others to use the property for any unlawful activities.
- Interfere with the neighbours peace, or comfort.
- Make any alteration to the property in any way without the landlords express permission.
- Refuse the landlord entry when they are entitled to enter.
- Sublet without the express permission of the landlord.
