Warrant of Fitness for rentals (including details)

[flyernzl]

I recently carried out a property inspection at my oldest rental house.

There were a few minor maintenance items to do, and I discussed these with the tenant.
"By the way," he added into the conversation "My wife and I have looked around the place recently, and we'd like you to consider some additional work that we feel would make the place more liveable". He gave me a list.
I looked through it, and said "OK, I'll check this out, get an idea of what would be involved, and let you know".

It turned out that all but one of the items would be possible, and the cost would run into several thousand dollars.
I wrote him a letter setting this out, and said that I would get these items done but the rent would go up by $50 per week to recoup my costs.

Well, did I get an adverse response!
You would have thought that I had set his toenails on fire.
No way did he want the work done if it was going to cost him, personally, more.

So to say tenants would willingly pay higher rent for better quality is, in many cases, untrue.

[Perry]

You bubble-bursting
iconoclast, you!
Poor, poor socialists!

[eri]

has auckland city council

priced students out of auckland already?

or do they still need a few years of

"world's best (most unaffordable) city"

before that happens?

already students must have given up on paying $150pw each to share an old 4bd villa in epsom or mt.eden

now that those places are worth 2.5mil

A four-bedroom flat on Burnley Terrace, which attracted more than 30 people, had a crowd of eager young students lining up to view it.
Another four-bedroom place on Clarence St in Ponsonby also had a steady stream of keen renters.

Hot market
Average rent for three-bedroom properties in Auckland last year:
• $839 in central Auckland

http://www.nzherald.co.nz/property/n...ectid=11386025

perhaps when auckland uni's

new newmarket campus rises from the old lion brewery

students could live in 88 broadway





the location is ideal

the fit out should pass the wof

unfortunately at $500,000 for an average 1 bed

the rent will have to go up a bit, $700-800pw?

http://raywhite.co.nz/CTA24183

maybe len and his councillors think students should take advantage of low interest rates

buy new places that pass the wof

and whack the purchase price on to their students loans

or maybe this council will want to get into providing rate payer subsidised student housing?

once it gets a proper income stream from motorway tolls; fuel taxes or even poll taxes?

[speights boy]

has auckland city council
priced students out of auckland already?
or do they still need a few years of
"world's best (most unaffordable) city"
before that happens?

The sooner that happens the better in my book.
Only high end owner occupied apartments and expensive rentals downtown.

"Mr Brown.......tear down this building"

[artemis]

Students have options to cut costs/ increase income by - for example - sharing a bedroom and studying on campus, living at home and studying extramurally, working more hours. Some will, most won't. Students and other low income folk will always be less attractive to landlords than people on higher incomes. 'Twas ever thus.

While rents continue to rise in some parts of the country, it would be a brave government which loaded more costs onto landlords leading to yet more rent rises from evil and greedy landlords. Of course, rents are much lower than Auckland in many parts of the country. But there the costs of the proposed upgrades will be similar yet probably less recoverable from rent rises. A landlord with a small town rental bringing in $200 pw, facing a few thousand dollars to insulate etc with a $5 or $10 pw rent rise possible, might think the game not worth the candle.

[speights boy]

A landlord with a small town rental bringing in $200 pw, facing a few thousand dollars to insulate etc with a $5 or $10 pw rent rise possible, might think the game not worth the candle.

They well might.
The new owner occupier for the property may well not.

[Wayne]

More who don't understand that upgrading student housing will see rents lifted to the point that students can't afford them.

Maybe the full WOF standard is a bit much but there are some student rental houses that are just shocking.
Then they wonder why students don't treat them with respect.
I feel a lot of the properties get treated with the respect they deserve!

[Maccachic]

Dunedin have the choice to move out of studentville to the hills, still easily within a 10min drive (or catch the bus / walking distance) and then have better quality housing for generally less cost. It is their choice to live in studentville and the lower quality housing that comes with it.

[speights boy]

It turned out that all but one of the items would be possible, and the cost would run into several thousand dollars.
I wrote him a letter setting this out, and said that I would get these items done but the rent would go up by $50 per week to recoup my costs.

1. What were the items;
2. How much in total;
3. Are any being discussed as being included in a WoF scheme ?

[Wayne]

It is their choice to live in studentville and the lower quality housing that comes with it.

In Dunedin that may be the case.
My son is in Chch in a flat (student).
Last year's flat was a s#%thole.
Students, I have found, aren't very savy renters.
They are reluctant to push the LL.
They won't issue notices to fix.
They put up with a lot they shouldn't have to.
I'm not saying they should get a palace for a pauper price but at least safe and sanitary.

He did get all his bond back after 2 hours of negotiation, after my priming and fortunately 1 parent turned up (I am a bit far away).

[artemis]

In Dunedin that may be the case. My son is in Chch in a flat (student). Last year's flat was a s#%thole. Students, I have found, aren't very savy renters. They are reluctant to push the LL. They won't issue notices to fix. They put up with a lot they shouldn't have to. I'm not saying they should get a palace for a pauper price but at least safe and sanitary. He did get all his bond back after 2 hours of negotiation, after my priming and fortunately 1 parent turned up (I am a bit far away).

Good that your son is more aware of his tenant rights, and hopefully that will stand him and his flatmates in good stead. A lot of students have FTTs so if they plan to move at the end of the term there is no reason they cannot issue 14 day notices. (Yes I know that notice on a periodic may be retaliatory but that might be a bridge too far for students.)

So I would suggest they put up with a lot they *don't* have to.

[Damap]

Isn't it all part of the fun of uni? Stories to tell your kids....

[Maccachic]

Plus all the people I knew in flats didn't mind them being a bit grottier as the LL's never did inspections and they never had any issues after hosting parties, pre drinks and lack of general house keeping.

[Wiz]

Interesting stuff. I rent to students in Chch in a couple of our properties - 1 is in the city and in the 5 lots of students through it, has always been very well looked after. Currently it is looking better than it ever has, with 4 young women in there who are all complete neat freaks. Happy days! However, no more than 1km away, another property was mint less than 1 year ago, and the students have managed to: ignore the garden, ruin the (newly installed) lounge carpet, put holes in numerous walls, mark many of the (newly painted) walls throughout, and generally live worse than cattle beasts. All this despite ref checks, credit checks, regular inspections, and lectures (often beginning 'now I know I'm not your dad but...'). Unsurprisingly, after the upcoming re-carpet, repairs and re-paint, there will be little if anything trickling back in the way of bond. Hopefully a lesson learned in the way that hits most - in the pocket/ resulting future references.

Thing is, they're a likeable crowd - I'm even helping them repaint some of the place this weekend so they don't have to pay more than the bond will cover. Getting soft in my old age...

[speights boy]

Landlords hit out at child safety study

Private landlords believe they've been unfairly singled out in a government-funded study suggesting their properties are less safe to raise a child in than other New Zealand homes.

The Auckland University-led Growing Up in New Zealand study found that 28 per cent of privately owned rentals didn't have working smoke alarms or offer a fenced play area for young children and 43 per cent failed to provide fully fenced driveways.

https://nz.news.yahoo.com/a/-/top-stories/26012432/landlords-hit-out-at-child-safety-study/