Bash the LL Bill

[divxmaster]

What I'm trying to work out is has this new bill actually passed? As in, are the rules applicable now, and if not now, when?
My architect says they come in three months, my property manager thinks its six month. I thought they were in now.

Cheers,
Mike.

[flyernzl]

What I'm trying to work out is has this new bill actually passed? As in, are the rules applicable now, and if not now, when?
My architect says they come in three months, my property manager thinks its six month. I thought they were in now.

Cheers,
Mike.

The majority of the Bill comes in six months after it gets the Royal Assent - which it got on the 11th August, so in force from 11th February 2021.

The change from allowing rent increases every 180 days to allowing rent increases after twelve months came in immediately on Royal Assent, so that is in now.

[divxmaster]

cool, thanks for the info

[McDuck]

Just more and more, evermore, symptom chasing.

It's probably fair to say that if socialist Cindy et al had 'magiced-up' 30,000 affordable houses as they promised, then these legislative measures would be solutions in search of problems.

This is an interesting idea.
So you're saying that:
There are about 30K non ideal tenants.

And they would all go into those new houses?

Taking Hobsonville Point as an example.
Seems like new yuppies and old yuppies moved in there.

[donna]

Do LLs have to allow tenants to have pets? Was this pushed through with other sneaky amendments? I am seeing adverts saying 'no pets'.

cheers,

Donna

[flyernzl]

No Donna, that bit was put down on the way through.

[donna]

Okay - that's surprising as they love to follow what Aussie does and they're now saying pets are okay and allowed.

cheers,

Donna

[Perry]

We are awash with BS and crap from the socio-commie gummint, sycophantic donor-media et al.

Here's one thing that'll make you chunder, from tenants' services dot govt dot nz:


From the same web site is how a Christchurch LL was 'savaged' by the Kangaroo Kourt TT.

But no mention of the media item: Man who fatally shot his Taranaki landlord has minimum non-parole period reduced on appeal

Hell, no. All tenants are angels and all LLs are devils incarnate.

If you're going to tell a lie, tell a big one! Few do that better than tenant services. Or the Munster of Housing & associates.

This socio-commie gummint considers that every New Zealander should have a safe, warm, dry home to call their own - including if they are renting.

Nothing in the RTA amendments forces a tenant to turn on the heater to make their rental warm; nothing in the RTA amendments forces a tenant to air the house, to dry it. As for "safe," what the hell does that mean, in that context?

The reforms focus on helping tenants who meet their obligations to be able to stay in their homes by removing ?no cause? 90-day termination notices, and replacing them with a comprehensive list of specified, justified reasons that a landlord can use to end a tenancy.

A repeat of the enduring lie by mendacious Munster FarGoneBoy and his munsterial partners in grime. There is no such thing as a no cause termination notice. Just a no-reason-given notice.

The Associate Minister of Housing said the reforms got the balance right in reflecting the need to modernise residential tenancy law and correct problems in a way which was proportionate and placed reasonable requirements on both landlords and tenants

Yet another monstrous lie from someone to whom truth is a totally foreign concept.

In the face of all this, the NZPIF is a mere puppet whose strings are pulled by the Munster of Housing or whoever - in gummint.

What I can't understand is how almost all residential LLs just meekly take all the crap that hits the fan, pointed at them.

Is it that they are just as lily-livered as the NZPIF? Or is there some other reason?

[Sanya]

[...]


What I can't understand is how almost all residential LLs just meekly take all the crap that hits the fan, pointed at them.

Is it that they are just as lily-livered as the NZPIF? Or is there some other reason?

You've taken meekness to mean passivity, spinelessness and weakness.


Dig the history of the word and you'll find its Greek origin; praus, which literally means strength under control; a disciplined calmness -- an interesting twist I think to the contorted modern definition.


There is reason for a landlord to be meek.


On balance, residential landlords are clever enough to see that the Government's many ill-conceived and ill-advised interventions on the rental market will spectacularly backfire leading to reduced private rental availability, increased market rents and for those who can sustain their investments -- greater profit.


Further, Government is a short innings whereas being a Landlord is a long game. It is not foolish to remain calm and patient and yes even appear to "meekly take all the crap" when the future outcome is so blindingly obvious.

Why can we be so certain? Legislation introduced by Labour has not done anything to address New Zealand's core housing problem; insufficient housing supply. Legislation inartfully targeted at the symptoms merely exacerbates the core problem.

[Sanya]

Various voices including the Real Estate Institute of New Zealand (REINZ) and the NZ Property Investors Federation (NZPIF) warned the Ministry of Housing and Urban Development (HUD) and the Labour Government that the proposed changes to the RTA – especially the removal of the 90 day no cause termination – would significantly erode property rights and lead to reduced private rental property availability.

Based on research including quantitative surveys – which must be said, was more than HUD managed when assessing and advising Government on the impact of the proposed changes – NZPIF noted “It is expected that about 20% of rental property owners will leave the industry, with many already exiting an over-regulated market.” [1]


Are you seeing changes in rental housing availability where you live or have rentals?


In one area I have properties TradeMe has just 20 rental listings for a population in excess of 50,000 people. This represents a 50% drop in TradeMe rental listings versus the same time last year, with the trend of reduced listings progressively getting worse over the past 24 months. Data from Tenancy Services also shows a decline in the number of bonds received, though this data which looks 6 months backwards would be influenced by the lockdown. Property managers in the area are also reporting reduced rent rolls due to landlords exiting the market or self-managing to save costs.

At a time when the wait list for public housing has increased from 5,000 to 18,000 (within this Government’s term) are you seeing scarcity or reduced availability of private rental properties?





References:
[1] https://www.nzpif.org.nz/news/view/60549

[mrsaneperson]

Sanya there's a big error in what you're saying that 'governments come, governments go' - you're not picking up the serious consequences of a commie government which is what it is. They don't simply come and go under democratic means, by golly, dead wrong on that one, they will stay in power by any means they can, they're not interested in democracy.

Communism is creeping in from all quarters these days, often using terminology like 'safe' to describe a home acts as just another control mechanism in their agenda . This is real and what was once a slow commie creep is now a Cv19 gallop .

Another oversight is, yes there are a lot less rental listings out there now but this doesn't compare to the increasing mass of unrentable tenants lol..
I've seen a truck load of applications in the past few months for 2 of my rentals - both in good areas - from so many of the great unwashed. These people quite frankly are unhousable. These are the people the government want you to be responsible for - 'personal responsibilty' becomes redundant under communism - we're no longer individuals but instead an amorphous equal mass - equally poor, equally depressed .

I take it you're a property manager rather than an owner landlord - so you may not be as connected as it were to the direct tally these new legislations have on owners. For many of us it's more than just a job, it's our whole lives at stake.

[Perry]

On balance, residential landlords are clever enough to see that the Government's many ill-conceived and ill-advised interventions on the rental market will spectacularly backfire leading to reduced private rental availability, increased market rents and for those who can sustain their investments -- greater profit.

I agree that some LLs are as perceptive as you describe. How many is an open question.

Why can we be so certain? Legislation introduced by Labour has not done anything to address New Zealand's core housing problem; insufficient housing supply. Legislation inartfully targeted at the symptoms merely exacerbates the core problem.

As flyernzl and others have observed, when ill-conceived and even more poorly considered socio-commie legislation fails, the same socio-commies will say: that legislation didn't work, so more must be needed.

They would never say: that legislation didn't work, let's repeal it and start-over.

Further, despite pronouncements to the contrary, when an opposition gets to be the government, they rarely repeal the legislation they stridently insist they will, as part of beguiling, vote catching inducements before a General Election.

I have some reservations about your 'kid glove concealing a mailed fist' etymological assessment of "meek," too. There seems to be a wide cultural variation in the history of the word.

Somehow, I don't see meek LLs inheriting the earth.

[artemis]

..... Another oversight is, yes there are a lot less rental listings out there now but this doesn't compare to the increasing mass of unrentable tenants lol..
I've seen a truck load of applications in the past few months for 2 of my rentals - both in good areas - from so many of the great unwashed. These people quite frankly are unhousable. These are the people the government want you to be responsible for - 'personal responsibilty' becomes redundant under communism - we're no longer individuals but instead an amorphous equal mass - equally poor, equally depressed . .....

Exactly correct. Why on earth would landlords take on risky tenants these days as long as there are plenty of excellent prospects.

I worked in the social housing sector for quite a few years so have first hand knowledge of applicants and tenants. Since that time there has been a sea change in waiting list applicant demographics with over half having no children and almost all of those single working age people. (Working age, not necessarily working.) And social housing issues are going to get worse as higher density developments continue to come on stream.

[Perry]

. . . so many of the great unwashed. These people quite frankly are unhousable. These are the people the government want you to be responsible for - 'personal responsibility' becomes redundant under communism - we're no longer individuals but instead an amorphous equal mass - equally poor, equally depressed.

How right you are.

Socialism is a philosophy of failure
a creed of ignorance
a gospel of envy
its inherent virtue is the equal sharing of misery.

[Sanya]

They would never say: that legislation didn't work, let's repeal it and start-over.

I agree, though it must be said, it also holds true for Government of any political colour or ideology.

Further, despite pronouncements to the contrary, when an opposition gets to be the government, they rarely repeal the legislation they stridently insist they will, as part of beguiling, vote catching inducements before a General Election.

National Party leader Judith Collins has told media they will repeal the tenancy law changes if elected. It’s on record and I believe her.

[…] I worked in the social housing sector for quite a few years so have first hand knowledge of applicants and tenants. Since that time there has been a sea change in waiting list applicant demographics with over half having no children and almost all of those single working age people. (Working age, not necessarily working.) And social housing issues are going to get worse as higher density developments continue to come on stream.

Interesting insights artemis.

It wasn’t until I read a comprehensive report from the Salvation Army’s Social Policy and Parliamentary unit (SPPU) that I began understand the magnitude of the issues. In addition to your above observations there also appears to be a growing number of applicants who are elderly.

It is not just that NZ Maori and Pasifika are over-represented in homelessness, emergency housing and renting – it’s that public policy has exacerbated the problems through failure in comprehending and/or addressing the core issues.

The SPPU predicts (and I concur) that we will witness more intense and entrenched stratification of tenants. Those that can afford housing from private landlords will and those that can’t will be more reliant on Government solutions including emergency, transitional and social housing.

Therein lays the problem.

First, the Government doesn’t own or have access to sufficient social housing. The evidence of this can be seen in ballooning waiting lists.

Second, the vast majority of housing—roughly 83% of all rental housing— is privately owned. One unfortunate outcome of recent RTA changes is the increased risk the law devolves to private landlords. The impact of this will be an extended class of people who will struggle to or no longer be able to rent from private landlords. This includes those with poor credit or tenancy history, those with conviction history (especially anti-social behaviour, disorderly conduct and assault charges) and first time renters.

Indeed, the impact is already being felt. A recent Stuff article calls out the problem – aptly labelling it the “the new face of homelessness” [1].

Article authors Damian Rowe and Blair Jackson poignantly note the struggle by some to find a home because “people are struggling to get accepted by landlords and rental agencies, who are now getting a lot pickier since the new Residential Tenancy Amendment Act came into force on August 6.”

What I find particularly disappointing is that policy makers could not foresee that actions such as enshrining incidents of anti-social behaviour (without repercussion) into tenancy law would have such an impact.



References
[1] https://www.stuff.co.nz/national/122...n-invercargill