Header Ad Module

Collapse

Announcement

Collapse
No announcement yet.

Healthy Homes Guarantee Act standards announced

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

  • #46
    need a like button for that one perry

    Comment


    • #47
      Originally posted by Perry View Post
      Or two heaters - one at each end of the room?
      For electric heaters - it covers that - not up to standard.
      Must be one heater less than 2.4kw.
      And can heat the room to 18C - might use a formula to calculate that.

      Comment


      • #48
        Originally posted by Bob Kane View Post
        For electric heaters - it covers that - not up to standard.
        Must be one heater less than 2.4kw.
        And can heat the room to 18C - might use a formula to calculate that.
        Hard to see a tenant's application to the Tenancy Tribunal succeeding in imposing a serious fine (payable to the tenant) if there are for example two fixed heaters that don't meet the exact standard but that heat the space adequately. And that cost a fraction of the acceptable heating types.

        There is a general election in 2020. If there continues to be a shortage of rentals and an ongoing huge increase in state house waiting lists, a new government might decide to pursue only the worst cases. That would be sensible.

        Comment


        • #49
          Im still a bit hazy on that plastic moisture barrier---We have several bungalows that are bone dry underneath--they have the traditional ''skirting'' below the weatherboards from floor level...It allows plenty of ventilation.....Is this considered enclosed?.(I dont think they could trap moisture under there if they tried...or are they talking about the blockwork places that would restrict air and trap moisture?.....sounds like a 2.5kw heater simply attached by a screw to a wall (even while on the floor)would do for heat compliance...................Looks like sparkies are going to get some extra business with extractor fans(wonder if extracting into above the ceiling area would be ok(plenty of ventilation)

          Comment


          • #50
            Did anyone attend the "consultation" on these changes?
            Or just dictates from on high as usual.
            The three most harmful addictions are heroin, carbohydrates and a monthly salary - Fred Wilson.

            Comment


            • #51
              Originally posted by PC View Post
              Did anyone attend the "consultation" on these changes?
              Or just dictates from on high as usual.
              Yes, a number of group[s attended various sessions atround the country, but 'dictates from on high' does come to mind, as very little seems to have changed from their initial presentations.

              Interestingly though, I was able to engage with some of their experts in attendance, and there was a general view that a ground moisture barrier has a much greater effect than underfloor insulation if there is any moisture present in the ground.

              Comment


              • #52
                WIN-WIN
                Of course good landlords will meet the healthy home standards.
                The first thing I do is to include a TA clause that tenants need to meet given warm&dry-home requirements by using provided facilities. If not, breaching the tenancy agreement has consequences.
                My rentals will like to be proper heated, ventilated and no condensation.

                Comment


                • #53
                  Originally posted by klauster View Post
                  The first thing I do is to include a TA clause that tenants need to meet given warm&dry-home requirements by using provided facilities. If not, breaching the tenancy agreement has consequences.
                  My rentals will like to be proper heated, ventilated and no condensation.
                  How will you detect this?
                  How will you enforce it?
                  What consequences?

                  Comment


                  • #54
                    How does a ground moisture barrier work if water pools on it?
                    Free online Property Investment Course from iFindProperty, a residential investment property agency.

                    Comment


                    • #55
                      the idea is to stop "rising damp"

                      ie a 1970's skyline garage floor, now turned into a sleepout

                      can apparently wick? moisture up into the living space

                      as the floor was never designed for a living space
                      have you defeated them?
                      your demons

                      Comment


                      • #56
                        Originally posted by eri View Post
                        the idea is to stop "rising damp"

                        ie a 1970's skyline garage floor, now turned into a sleepout

                        can apparently wick? moisture up into the living space

                        as the floor was never designed for a living space
                        this sounds right. So Philing Phil will make everyone put in a moisture barrier to fix the issue in a handful of garages that became living space/bedroom.

                        Comment


                        • #57
                          We previously installed a wall fan for bathroom, but the bathroom ceiling was still peeling off by moisture damage as the tenant never opens window or wall fan for ventilation. So we figure out a better way to stop moisture and installed a shower dome. It works perfectly -- not only prevent moisture buildup but also keep warm when shower.

                          There are different way to solve the issue, it is unwise to apply one rule to all. Especially when tenants don't cooperate.

                          Comment


                          • #58
                            Originally posted by hacona View Post
                            There are different way to solve the issue, it is unwise to apply one rule to all. Especially when tenants don't cooperate.
                            Don't tell Dhil Twitford that - you'll pop his bubble and ruin his week.
                            Want a great looking concrete swimming pool in Hawke's Bay? Designer Pools will do the job for you!

                            Comment


                            • #59
                              Originally posted by Bob Kane View Post
                              How will you detect this?
                              How will you enforce it?
                              What consequences?
                              One easy way to detect dampness, insufficient ventilation and overcrowding is presence of mould. If the (proposed) standards are met and there are ingoing dated photos showing no mould, the landlord can and should issue notice to fix each and every time mould is seen and documented. If the mould is not fixed (cleaned) the landlord can arrange for this to be done at the tenant's expense.

                              Consequences - give notice and recover all costs from the bond.

                              Not all landlords will do this of course, but property managers should be on top of it, so that is over half of all private rentals covered.

                              IMO the key reason for staying on top of this is to monitor overcrowding and deal with it swiftly. Overcrowding is a key cause of dampness and cross infection, not to mention wear and tear.

                              Comment


                              • #60
                                Enforcing healthy housing standards with customized TAs

                                Originally posted by Bob Kane View Post
                                How will you detect this?
                                How will you enforce it?
                                What consequences?
                                Detecting breaches of TA is the reason for inspection, followed by giving notice for remedy, and finally eviction before the damage exceeds the amount of bond.

                                By meeting the housing standards and tenants moving into a complying property - the ll has fist time legal tools to enforce that a property is ventilated and mould-free. We have been enforcing customized TAs for each specified property for years – very much recommended.

                                Comment

                                Working...
                                X