Hello

The tenant of a small retail property had a 2 year lease agreement with personal guarantee. The lease was terminated for non-payment of rent. How do we proceed to collect the rent arrears owing to us?

Any advice appreciated.

mmm there's a mountain of kiwis out there looking to buy a new home and could do with this funding.
Govt would have far better chance of getting it back as well.
Wonder if the Govt would ever admit this cash newly printed ... kiwi tax payer to cover it with inflation ..

http://www.interest.co.nz/news/59317...ew-credit-line

Five Queenstown homes still to be finished after the construction firm goes into liquidation ..GJ Gardner terminates franchise......
creditors owed around $1 million....


The G.J. Gardner Service Promise
Your G.J. Gardner franchise takes the worry out of building by providing a fixed contract price, a pre-agreed construction time and a fully comprehensive specifications schedule so there are no hidden extras or surprises. For your added peace of mind, all franchisees carry comprehensive insurances - we leave nothing to chance.

I was flatting and left over a year ago. There were a couple of stains on the carpet but said I was happy to pay for cleaning (obviously not done), name was removed from tennancy.

I got an email from former flatmate (kinda of friend so dont want her losing her bond) saying she is moving out as house has sold and that owner wants to replace the carpet due to the stains.

Property manger has email me saying put $400 into our bank account this is the owners excess, as obviously my insuance wont cover it at this late stage.

However I asked for photos of before and after photos of the room and proof of excess, as I have moved towns and cannot check myself. Prop manager has said she wont be near the property to get pics. Also asked re patch reapir and she said to get an estimate - would a patch repair be cheaper (stains about size of a fist).

Thoughts? Should I just pay the excess? Should this had been sorted when my tennancy ended as I could have used my excess on insurance which was $200.

Heard a rumour that the Government
is to wind down the nationwide home insulation scheme.
Is there any proof?

I won a TT decision of $2500 for unpaid rent and had the tenant evicted by the court baliff. I then allowed over 2 months to lapse before applying for a bond refund of $1500 (the amounts are rounded). The tenant opposed the bond refund by phone and DBH said I had to go for a TT ruling I appear to have 2 options. OPTION 1I go for a distress warrant for the full amount owing and hope the tenant agrees to a bond refund at the court hearing. Or would the judge at the distress warrant hearing order the refund of the bond?Option 2I apply for a new TT hearing seeking a bond refund of $1500 and a new TT decision for unpaid rent of $1000. And then seek a distresswarrant for the $1000 after that.I have the tenants address and evidence that the former tenant has a good income but no assets. However I feel that if I go for Option 2 after being served the "summons" for the Tenancy Tribunal hearing my former tenant may avoid the second summons needed for the distress warrant. I will ring DBH tomorrow and seek their advice (and post the answer here) but welcome input from readers.

Our next meeting is being held at the Nelson Suburban Club, Tahunanui Drive on Tuesday 22 May. The meeting proper commences at 7.30 pm with the ever popular meal at 6pm when you will have the opportunity to chat to other investors. We have Thomas Bowater the insurance guru from Crombie Lockwood is returning to give us more on this topical subject. I have asked him to speak about making a major claim. Many people’s thoughts these days immediately spring to earthquakes. Well I can tell you from multiple first hand experiences that fires, floods, cyclones, and slips are rotten things that can also cause devastating damage and rent losses. Much of the loss can be mitigated if you have the right sort of insurance. More than one of my clients over the years had a cheap insurance option and lost out heavily. Even with the best insurance you need to have a grip on the claim process. Tuck those thoughts into your mental armour. You may be unlucky enough to need the information one day.Please remember to book the meal by emailing Glenn.Some of you might remember I mentioned in a previous newsletter about the low vacancy rates in Nelson and how our rate was way better than Auckland’s. Well the summer drought is over and the rain is coming down. The number of vacancies advertised on Trade Me for Nelson has shot up to 169 in May compared with 80 in January and in Tasman 103 from 38. This still leaves Tasman in number four position in the country compared with Nelson in 12^th place right behind Auckland in 11^th place with an almost identical low vacancy rate. So yes we are seeing our traditional winter slower market with some properties taking a little longer to let. However generally, things are still reasonably good so long as the rental price is set right. Rumours of an improved selling climate are bringing some vendors to the market. In my management portfolio of rental properties a number of clients are putting their properties on the market to try and quit them whilst things are looking better. Some are definitely in a hurry to sell despite receiving good rental returns indicating that other things in their life have changed for the worse. The statistics that I have seen backed up by a few sale prices that I have been able to glean indicate that whilst lots more properties are selling the prices are not yet doing much to get excited about. Some of the Saudi and other nationality English language students moved here from Christchurch are heading home. Some short term holiday rentals have emptied out and longer term winter tenants are being sought. Some of the Christchurch refugees are starting to be paid out and are moving on. I have also noticed a few owner occupiers heading overseas and placing their properties on the rental market. So clearly a whole lot of factors are impacting on the market through out New Zealand and Nelson is not alone to feel the cold winter chills. For instance the vacancies advertised in Auckland increased by 600 between April and May. For some strange reason I am always coming across people saying they would love to be a property manager one day. Even more people aspire to being a landlord. This seems to be a deep seated instinct. My staff and I still enjoy the variety and challenges but some experiences are hard to take.
A few weeks ago I had four tribunal hearings in one week spread over two days with the two different Tenancy Adjudicators. The tenant had made an application against me for recovery of bond. They did not think they should be charged rent till the day they left the property? The Tenancy Adjudicator and I could not figure out what the issue was. I supplied the end of tenancy notice confirming the day they had given notice and the day they said they would be out. On a form I use to confirm notice we detail exactly how much they will have to pay to the end of the tenancy. Now the bright young man (25) had his mother appear there as well. She really ripped into me. Said I had never advised him he had to pay till the day he left and because I had not told him her greatly loved son should not have to pay. The TA carefully pointed out to her that my form clearly showed what he owed. Then the penny dropped. They thought that because they paid rent weekly the last weeks rent should be just that exactly one week and the last two days they stayed in the property should be for free. Everyone was reasonably cordial till the end of the hearing when the TA verbally said what she would award. The mother then lost it. I politely suggested we leave the court together and I would attempt to explain how the RTA provided for rent accruing daily. She would not have a bar of my explanation and accused me in a high voice that I ripped everyone off. The second day dawned and I headed back to court. This time the tenant had already moved out of the property after I made the application for termination. Again the mother appeared to support her son. She made a whole lot of nasty false allegations about me before I had even been appointed to manage the property? All I had done was to issue the tenant a change of landlord form without even saying a word to him and apply to the court to terminate the tenancy because the rent was in arrear. I can handle being abused and falsely accused but I do not like it and get a bit upset when the court believes the lies.I was thinking about these unpleasant things when I called in at one of the rentals. The tenant came out to great me and offered me some free feijoas from the many trees that are on her property. No big deal but her young daughters joined in the scurry around the trees to fill up a huge bag for the landlord. It could have been a scene from the Sound of Music. Seeing the whole troupe lined up with such huge smiles on their faces was a joy to behold. It reminded me that I am lucky to have such wonderful tenants all over town. They appreciate I have a job to do and that they have simple obligations as well to pay the rent and look after the property. However many go further than that and are nice to me and say and do nice pleasant things. Thinking and writing about these and many other tenants make the business more than just a money gathering exercise.President Godfrey and I have just returned from a NZPIF communication day in Wellington. Cliff Seque reminded us of the great discounts that have been provided for you from the likes of ANZ bank and Bunnings. Have you contributed to the $16000 of sales our members have made in Nelson branch of Bunnings? If not you are missing out on some great discounts.

Every time I hear experienced investors talking about buying properties they all insist on "buying 20% below" or "20% discount" or similar.

Now I wonder ... 20% below WHAT?

For example I'm now looking at a property with asking price $335k, CV $300k, current RV $310k as-is, estimated RV (on the same report) $320k after a cleanup and repaint, $340k with new kitchen and bathroom and $370k with new garage, deck and improved interior layout.

Given the "20% below" rule what should my offer be? Either 20% below RV-as-is or 20% below estimated sale price (probably the $340k option)? Or 20% below some other number?

I'm really puzzled now...

Anybody here managed to successfully reverse decisions made by Fletchers Project Supervisors in relation to removing chimneys to floor level? I have had 'off the record' advice from builders that the chimney is unsafe and needs to come down but Fletchers not interested. They of course are refusing to put in writing why the chimney can stay.

I'm in the process of getting a structural engineer in, but wondered if anyone else had advice to give on how to resolve the issue.

I can't pull it down myself.

Thanks

Pump Pain Index

This Bloomberg index lists countries by gas price and by their citizens' pain at the pump. Click here to view the full slideshow.

Price.....Country.............Pain Rank
$9.69....Norway.......................#48
$9.37....Denmark....................#42
$9.35....Italy.............................#29
$9.35....Netherlands................#37
$9.23....Greece........................#23
$8.97....Sweden.......................#44
$8.89....Hong Kong..................#31
$8.85....Portugal......................#21
$8.84....United Kingdom..........#34
$8.82....Belgium......................#37
$8.72....France........................#35
$8.59....Finland........................#40
$8.56....Germany.....................#36
$8.34....Ireland.........................#39
$7.95....Switzerland.................#47
$7.93....Slovakia......................#19
$7.69....Hungary......................#11
$7.59....Czech Republic..........#22
$7.58....Japan..........................#41
$7.57....South Korea...............#26
$7.55....Spain..........................#32
$7.54....Slovenia......................#28
$7.45....Austria........................#43
$7.32....Malta...........................#25
$7.26....Latvia..........................#9
$7.24....Luxembourg...............#51
$7.24....Lithuania.....................#12
$7.05....Estonia.......................#20
$7.01....Poland........................#15
$6.97....Cyprus........................#33
$6.94....Bulgaria.......................#5
$6.75....Australia......................#49
$6.70....Singapore....................#45
$6.59....Romania.....................#7
$6.54....Chile............................#17
$6.41....Brazil...........................#13
$6.06....India............................#1
$5.75....Canada.......................#46
$5.72....South Africa................#8
$5.53....Seychelles..................#14
$5.44....Argentina.....................#16
$5.31....China...........................#4
$4.96....Thailand......................#6
$4.19....United States..............#50
$4.11....Indonesia....................#3
$3.71....Russia........................#29
$3.49....Malaysia......................#24
$3.20....Mexico.........................#27
$2.78....Iran..............................#18
$2.33....Nigeria.........................#2
$1.89....United Arab Emirates..#53
$1.73....Egypt...........................#10
$0.88....Kuwait.........................#54
$0.61....Saudi Arabia...............#52
$0.09....Venezuela...................#55
View gas price slideshow from the beginning.
http://www.bloomberg.com/slideshow/2...y.html#slide56

I have a few (basic) questions about an apartment listing I saw today

Trademe listing #470673837 (sorry can't post links)

Asking $140k and currently rented for $460 ($23k/pa)

Say you got it for $130k, that would be a return of 17.7% before BC fees, rates & insurance. Are there other significant ongoing costs I should factor in here for an apt?

Could these costs be as much as $8k? Does it vary hugely?

If they were the full $8k it would still yeild 11.5%. Is this good?

Am i likely to be underestimating costs. I know I'd need to ask exactly what they are but do you think Im in the right ballpark?

Anyone know anythign about that building?

Hi everyone, I'm planning to move overseas for 2-3 years, have to put my current house on rent market.
House is fully furnished, all appliances+ furnitures. Somebody told me to sell them all, as tenates bringing in furnitures are likely to stay longer. However I think it's a headache to sell them in a short period. :(Could anybody give some advice?
I'm living in Auckland central, I do appreciate if some guys recommend a trustworthy agent who is happy to look after my house. Thanks!

http://www.nbr.co.nz/article/smokes-...gets-wb-118885

On the plus side, her underwear was already dirty. He did put it back in the basket, so that's kind of thoughtful.

hahahahahaha

What is it with tenants that they think landlords can somehow pull tradesmen etc out of thin air at the drop of a hat??!! If I have something at my house that breaks I just have to wait until the person that can fix it is available to come and have a look and put up with it in the meantime, somehow that is not good enough for tenants though. Tenant text at 8.30pm last night to say TV is not working please come urgently and fix it, I advised that was not possible but would get on to it tomorrow (today). I rang TV man this morning who advised that if he can't be there today he will be there first thing in the morning to look at it, not good enough for tenant he wants it fixed now! I thought that was actually pretty great service from TV man as he will be there within 24 hours of my phone call, probably less. I know this is not an unusual problem and most landlords have to deal with this so I'm really just having a moan, I have struck it a lot more than usual with this years lot of tenants. I just wish they were as prompt to get back to me when I get in touch with them re issues/problems.

Oh and they never lock themselves out between 8.30am and 5.00pm while I'm in town at work, it's always some ridiculous hour in the night/morning and they expect me to get out of bed and drive half an hour to let them in.

Rant over.....

How to warm your home

May 15, 2012 - 2:32PM

Oh to live in Darwin at this time of the year! Temperatures in that city this week are expected to average 32 degrees, with overnight lows of 21.
For the rest of us, the pre-winter chill is certainly starting to bite. As we move into the colder months, here are 10 ways to warm up your home.
1. Prune those sun-suckers
Advertisement: Story continues below
Shady plants are great in summer, especially on the north and western sides of your property. But at this time of the year you want to get as much sun into your house as you can. Now is the time to prune plants blocking out your sunlight, if possible.
2. Let the sun in
When the sun is shining, remember to open curtains and blinds during the day, especially on the northern side of your home, but also the east (in the morning) and the west (in the afternoon).
However, you might consider leaving south-facing blinds and curtains closed on days when it is colder outside than in as the sun won't hit those windows.
It's very common to see homes shut up all day long with the curtains drawn. But before you head off to work or out for the day, opening the blinds and curtains on windows that get the sun can mean coming home to a much warmer property.
3. Block the cold out
Overnight you want to stop the warm air from inside your home being lost through the glass of your windows. It's important to cover the windows to do this.
Either use thick curtains and a pelmet overhead to stop the air from getting to the window, or consider good-quality honeycomb (also known as cellular) blinds, which pull up almost out of sight during the day to let maximum sunlight in, but do a fantastic job of blocking the windows overnight, or on colder days when there is a lot of cloud cover.
The great thing about honeycomb blinds is you don't end up with the heavy look of thick curtains but still get the insulating effect. They do look a bit like they belong in an office and not a home though, and if that bothers you, you can layer them behind a very light sheer curtain to soften their impact. Or of course, for even more insulation, a heavier curtain.

More at
http://news.domain.com.au/domain/blo...515-1ynv1.html

I got this from Barfoot email !

Not every headline tells the story as it really is.
In recent weeks we have seen newspaper headlines and news items telling us how much pressure there is on the real estate market and how prices are going crazy. Even when you read past the headlines and view the complete article you can be left with the impression we are back in a “housing boom”.


One recent article had a property featured which sold for more than double its Rateable Value (RV). This grabbed the attention of many sellers who suddenly see their property having a new value. So what was missing in the article? Over $800 000 worth of renovations had been done to the property!

In some areas, such as Central Auckland and the premier suburbs, the “safe” areas of Christchurch, there is a shortage of good listings for sale and a multiple number of buyers.

Many of these buyers have missed out on other properties and eventually their frustration turns into, “I’m buying this one anyway!” Here they compromise their requirements and simply sort out their question of owning a property. So when a well presented and desirable property is offered for sale it will get plenty of attention. This can result in a great sale price but this is not happening everywhere.

Each market has it’s own particular features, and sellers need to take good professional advice from competent agents who really know the facts.

The news of a reduced median price and more median days to sell did not make the headlines. What did make the news, was an indicator from the BNZ -REINZ Market Survey released May 11, that a record number of agents saw prices as increasing. Well only 414 agents responded on a purely voluntary basis, so a very small sample indeed. The next question is: Increasing by how much? Well the median is up 1.4% in 12 months, so certainly they are increasing.

Whilst this survey is only a small snapshot of agents sentiment, it has to date has given us some very valuable pointers of active sentiment in the market which have been well interpreted by the BNZ Economist Tony Alexander.

In every market there will some amazing results from time to time, a wonderful sales result or one a lot lower than expected. These are the ones that make the media and get attention, but they do not make a market.

Here in Chch I have heard 3 seperate anecdotes of people renting out their fully furnished 3 bed houses for between $150 and $400 a night.

This has got my juices flowing and having just crunched some numbers, at even 50% occupancy, and 100% mortgage there's what looks like a decent 15% return on offer at current property prices. I was thinking do this till the demand drops and use the income to pay down the loan, then turn it into a long term rental and take advantage of the improved returns due to a lower mortgage, and use the equity to fund future invesments.

Is anyone on here doing this, or has anyone done it?

What is the collective's advice on considering such a venture?

We run a small retail business under a limited liability company and have a lease for our premises in which the first renewal date is one year from now (my wife and I are guarantors). I've accepted a job abroad, and so we need to get out of the lease within 2 months.

We've had the business on the market for a few weeks, but no bites yet. Time is tight because the new job starts in a few months. My question is, if we should fail to assign the lease to a new tenant, what are the best options? Can we completely sub-let the premises to another tenant? We'd prefer not to have that complication because we're going abroad.

Is it unrealistic to think that our landlord might agree to a surrendering of the lease altogether?

Advice on this situation would be very gratefully received. Open to suggestions.

I am looking to build sleepouts/minor dwellings on my properties in South Auckland.Anyone can recommend a reliable company that build sleepouts/minor dwellings?Thank you.

Hi folks,

I'd appreciate any advice on the following

Tenants were in property for 3 years. All was good for 2.5 years then rent began to not be paid regularly. I followed up on this and they made some effort but didn't catch up entirely, then on the fourth follow up, they gave notice, and stopped paying immediately they gave notice (I kept following up on the unpaid rent) which ended up at $3k.

They cleared out before the inspection date, and did not respond to emails, calls or texts, and didn't leave a forwarding address. They left the property messy, not cleaned, and with lots of small damages (kids had drawn on walls, spilled paint etc on carpets, swung on curtains and wardrobe rails etc) plus a wooden paddock gate was totalled. I hadn't inspected since early 2011 (long term tenants, had been around regularly in first 18 months, all good, so began leaving them to it a bit in the last 18 months). Cost $1800 to repaint walls and fix wallpaper rips etc, $350 for carpet stain removal (which didn't really work), $350 for cleaners, $300 for water pump repairs, $400 for glazing and another $800 for stuff like tip fees, replacing curtain rails, damage to gates etc. Total claim just over $6k

Filed a claim , they failed to respond to mediation. Two hours before the first hearing, they send a text saying they offered $1500. Said not, went to hearing where they were connected in by phone and disputed money owed. Went through the list The three things the hearing is considering from them are:
- wetback not installed. They claiming $250 per month power costs for lack of this.
- broken security light - they claim was left with live wires
- 'unusable' bathroom' - claim water was unusable

Wetback was to be installed early in tennacy for hot water heating and raditors (which were in place) had it written into agreement as I wanted to do this. Sent plumber, turns out hotwater cylinder that had been installed 9 months previously for prior tenants was of type that could not have wetback (miscommunication between me and plumber - I said due to cost wetback would have to be done later, plumber got the message 'no wetback'). Tenants told of this, perfectly happy at the time, said the house was lovely and warm, as was heatpump, multi-fuel burner and nightstore heater in house, plus full wall, ceiling and floor insulation. Never mentioned hot water heating or radiators again and I never heard anything for the next 2 & 3/4 years about it.

Security light - had never been working as far as I knew. Came off in a storm, sent electrician around, who said wasn't connected (don't know if he disconnected it or not). Again tenants perfectly happy. Didn't replace it as as far as I was aware it wasn't working, and wasn't a good place for it anyway. Tenants haven't claimed a cost on this at tribunal, jut bitching a the moment so not sure where that's headed.

Bathroom - hot tap to bath ran a little rusty for about 3 seconds on first use. Sent plumber early in tenancy, inspected and couldn't find an issue (tap had just been used). Second plumber sent, who said, cosmetic issue only, perfectly usable. Said entire pipe system could be replaced to fix the problem, but wasn't worth doing. Tenants now claiming bathroom unusable, and want $30 - $40 p/w rent reduction.

They are now saying they kept telling me about these things 'constantly' but they do not have emails texts or notice to remedy (cos these were never sent!) to back them up.

Second hearing and they have been told they have a claim for the hot water of about $250 p/m for 7-8 months ($2k). My damages knocked back to $1.6k total as adjudicator doesn't believe it would cost as much as invoices show to repair damages (there are photos, but she said 'doesn't look that bad' - to me it was, I just about cried when I saw it). No evidence on the other two things, hearing adjourned so they can get electrician and plumber to come in and look at the house (they've been out of it for 5 months now) to look at light and hot tap (which when new tenants went in was discovered to have been broken, and leaking - broken by a person though, not a fault, tho was old pipe.)

Can they seriously have a claim on these 3 things which I sent people in to look at for them within the first 4 months of their tenancy? Every single time they rang with a problem during the whole course of their tenancy I sent someone round to fix it. How can they have a claim if they kept living there without saying anything, after tradesmen were sent in, for over 2 1/2 more years? When giving notice they apologised for lack of rent payment, and wrote that I'd been a great landlord. Had been a very cordial relationship up til the point they stopped replying to me about the rent owing and missed inspection. I genuinely made every effort to make sure everything was maintained, working and safe. They were fully informed and did not ever ask again about these things afterwards.

Is it really ok that the adjudicator heard their claims at the first hearing without any evidence?

To me, based on how the hearings went it feels like the adjudicator is giving them every chance to knock back the $6k to $1500 which they have offered. Overall they have cost more than what can be taken to tribunal, and they are just looking to get out of paying - not just the damages, but the arrears as well.

Any points of law here that I can push back on? Any hot tips for the next hearing? I'm not sure where to go with this, as have presented all my evidence, and am at a bit of a loss.

Mrs. Brown's dog is very old and unwell. The kids are trying to

figure out a way to tell her that it’s time to put the dog down.




Click to watch.



:lol:" http://www.youtube.com/embed/U430rpfjIIQ

Hi There,

I own two properties in NZ (one under my name and the other under me and my wife's names), we've moved to Australia in 2011 permanently. I was wondering would it be possible to claim any loss acquired through both properties in Australia (through annual tax return).
If having registered with ATO as a "resident for tax purposes" means i should disclose any income from NZ, then I would assume that any loss (in NZ) can be offset against paid tax as well?

It would be great if anyone can shed some light here! :)

Cheers!

Hi
So is it ?
Richard

hi guys

anyone here can recommend me a good roof specialist who does a good job at reasonable rate ?

looking at replacing roof at my place, which is an old 1960 house with tile roof.

small cracks start appearing here and there, 1-2 spots start leaking water now, and the built-in metal gutter needs to be replaced too, as some full of rust and some the rust has gone through and created a big hole - water leak :(

i prefer someone local, which is north shore area (im in albany/browns bay)

appreciate any suggestions or recommendations

thanks :)

PS: im thinking of replacing the roof using gerard roof.. any comments on this product ?

Latest results all selling bellow 6%.

I'm interested in the building which there are 4 units currently on the market. It was built with concrete in 1995 and looks solid.

I've checked last 4 years BC minutes and there are no material issues.

Does anybody have more knowledge about the building?

When I turn on my shower my shower pressure is good then over the course of 45 seconds the pressure starts to fade and I am left with a very low pressure shower. When I turn the shower off and leave it for about a minute I can get good pressure again but it fades over the course of about 45 seconds.

I have a low pressure cylinder so the pressure goes from low to really low :(

Does anyone know why my pressure will be failing or what I can do to fix it.

The property just had a new hot water cylinder so I do not want to replace the cylinder.

Tenant appeals TT decision to District Court for free! I was unaware that a tenant can appeal a TT decision at no cost to himself directly to the District Court. No filing fee! Its virtually an open door policy.Recently I had a TT hearing that mostly went in my favour for extensive damages caused by a tenant to my rental property. The upshot was; bond was duly refunded by DBH to me, leaving an outstanding balance owed of around $2000 from tenant. I waited & waited patiently over 2 months for him to lodge the remaining balance to my account & sent him a reminder letter of the courts decision.

Nothing happening!

I went to see him & he tells me he's lodged an appeal against it. I asked him on what grounds. His answer was spurious, & everything he said had already being covered throughly at the original hearing.

Next i receive a letter from the courts saying there will be a "first call" regarding tenants application. I attend this & expect the judge to throw out his appeal as everything he mentioned had being covered already in the first hearing.Wrong! The judge advised tenant not to appeal based on the tenants appeal information. The judge repeated his advice to tenant not too appeal . Tenants wish was still too appeal & this was granted & allowed by judge. A hearing date has now been set down.

So i'm now in the process of going through all the lengthy time consuming process to defend this.

What irks me the most is the appeal is a freebie! No filing fee. Im sure in this case if there had being a cost too lodge an appeal say $250 that tenant would have thought twice about it....And it seems that judges will allow any appeal to happen even if they think it lacks any merit.

Has anyone being through this process before & perhaps can shed some light on the best way to deal with this?

Hi everyone,
We have a property with 2 separate houses on it rented out to 2 families. The second house was only permitted as a office/playroom with bathroom, not to be a second dwelling. This was how the previous owners had it and all has been fine for years. Today the tenant called me to say that the council had been round to investigate. They had an anonymous tip off that it may not be a legal house. They went inside, took photos and will be sending me a letter to say we have to remove the kitchen and not rent it out separately.
I understand how it works with minor dwellings and that we should not be renting this out in this manner.
What I am wondering is how this is enforced. After the council sends the letter, what happens next - how do they enforce it. If we leave the tenants there, what happens next and will the council actually take it any further? I have heard different stories on this. We are in Rodney council area of the new Akld council
Cheers
Pegasus