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  1. #1
    Join Date
    Jun 2005
    Location
    Nelson NZ
    Posts
    3,863

    Default Nelson PIA April meeting and newsletter

    NELSON PROPERTY INVESTORS ASSOCIATION

    APRIL 2013 NEWSLETTER

    PO Box 198 Nelson
    Our second meeting of the year is being held at the Nelson Suburban Club, Tahunanui Drive on Tuesday 9 April. 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. This month we have three speakersc ombining their various talents together to bring us an interesting night.Wayne Densem (Equity Homes - Investment Property Consultant)
    Sandra Hunter (Astra Accounting Services Ltd - Book Keeping specialist)
    Mark Huser (Pocket Rent - Property investor's online software)


    THE MARKET
    Not much has changed since the last newsletter in February. The mad rush to relocate has slowed down but the numbers of advertisements on Trade me is pretty much the same in Nelson and the squeeze in Tasman continues. Auckland’svacancies are going up by quiet a bit and Wellington’s surprisingly is coming down by about the same amount. I have been playing with figures on TM trying to figure out if there is some underlying pattern. My rough analysis indicates that across New Zealand advertisements are a steady 14000 every month for the last two years. What is changing is the various fortunes of the cities rises and falls as the population moves here and there with the seasons. So all you need to do to make your fortune is figure out which city the herd will stop in each season and there you have it.
    AFTER HOURS REPAIRS
    I have recently had some angry tenants demanding even better service than I normally give. Two in particular come to mind and these two tenants have both left me shaking my head in disbelief. Disbelief because both have been tenants for some time and in the past both has been given above average service multiple times.Tenant one has had a few emergency water problems several times, like burst water pipes outside and failed taps. Every time it has been my practice to get the issue fixed first thing the next day. They know the drill and turn off the mains as soon as the problem occurs and ring me right away. So it was with surprise when I got a call at 7 pm one Sunday evening advising of yet another problem but this time demanding I call a plumber to have it fixed right away. I patiently pointed out we do not call out plumbers at that time of the night and to just turn off the valve at the street. No the wail went on we do not want our kids going to school tomorrow smelling stinky. When I asked if the plumber could enter the property to fix the problem they declined. They did not want the plumber to enter the property when no one was home. They wanted the plumber to come either right away or after 5 pm when they got home the next day. So I just told them to ring me back and advise me at what time during business hours they wanted the plumber to come and hung up. They eventually came to their senses the next day and we arranged (as always) to get our plumber on site ASAP.The second but similar issue started with a text message on Sunday afternoon. I was on one of my rare weekends off fishing with mates down the Sounds. This time it was an over flowing header tank. I have one or two of these every week. I texted back saying just turn the water off at the street and it would be fixed tomorrow. No way came back the message we are not going with out water. We demand it befixed today. A few more texts flowed back and forth ending with a final one saying they had fixed the problem. I figured they had crawled up into the ceiling and bent the bar down or something. Next day I called around there to change the ball cock, finding the door locked and no water coming out I left the site without doing the repair. Next day I had a request to do something about the strange noise coming from the header tank. This time with the required permission to enter I changed the ball cock and wondered why there was an old one sitting beside the tank.A while later my plumber sent me a massive account for changing the ball cock on a Sunday. I naturally refused to pay and told them to send the account to the person who called them out. Surprise the tenant was then distressed. But this is where the story gets interesting. The tenant claims he has talked to his lawyer and his lawyer has told him to take the cost out of the rent. I responded with “That is very bad advice. Who is your lawyer? I will ring him talk it over with him”Well I just about fell over when the name of a highly regarded senior lawyer was supplied. I did not bother calling him. Sure enough the next week the rent was short paid which I immediately responded with a 14 day warning letter. The next week we got the full rent payment but in the mail came a letter from community law along with a photo copy of the relevant section of the RTA.(45(1)(d) (i) and (ii) ) They had highlighted the section they thought covered the issue but omitted to read to the end of the page that said tenants can only do this when the matter is urgent and they have advised the landlord.A week went bya nd the tenant asked when he was going to get his money, and if I did not come up with it he was going to take an action through the disputes tribunal. Sorry I responded. “You will need to take an action through the Tenancy Tribunal.”Firstly I am appalled that such a highly respected lawyer gave the advise he would give to a commercial tenant to a relatively na´ve uneducated residential tenant. Putting a simple but good tenant and his family at risk of losing his home is a dangerous heartless thing to do. Secondly I am disappointed to find yet again the community law advisors are giving out incorrect advice. Surely with all the training done to pass their law degrees you would think they could learn simple things like the phone number to ring the tenancy help desk to find out what the law says and means. The law and the way it is interpreted for such matters is clear. RTA 40 (1) (d)States that the tenant is to notify the landlord as soon as possible after discovery of any damage to the premises, or the need for any repairs.Generally landlords and their contractors are not expected to carry out repairs after hours and in particular if so doing place themselves and others in an unsafe situation.It is standard practice to turn off water, power and gas where leaving them on places the property and the occupants at risk. However there is provision, if you read the fine print, give a rent rebate on a daily basis where these services have been disabled. Luckily for us the problems of work overload and associated delays by plumbers is generally not held to be the landlords breach even if it is very inconvenient for the tenants. So yes my occasional nocturnal trip across town to turn water off when downstairs flats are being drenched is not counted as abreach of 45 (2).In my opinion the trick to avoid such confrontational issues when an emergency occurs is generally to show a caring attitude towards the tenants and always try to maintain a good relationship with respect to maintenance. However some people, be they tenants or owner occupiers can not or will not understand plant will fail from time to time, and it does take time during business hours to repair most things. Somehow I get the feeling that stupidity and ignorance is increasing in our society. Every time I hear the phone ringing in the night I wonder which idiot this time has a crisis, and what stupid answer I will giveto make it go away.
    Last edited by Glenn; 31-03-2013 at 09:22 PM.

  2. #2
    Join Date
    Dec 2011
    Posts
    795

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    Interesting and informative newsletter, a good read on a number of levels. Thanks

  3. #3
    Join Date
    Jun 2005
    Location
    Nelson NZ
    Posts
    3,863

    Default

    Thanks for the nice comments.
    I am always looking to add people to the "free" mailing list. We get a few people who love advertising with us. When I can bragg that we have 500 on our mailing list it is easy money for us. We do not send out many adverts but enough to give the Nelson PIA finances a spin.
    You or anyone else who wants to get their own copy and help us a little bit send a "subscribe" email to [email protected]


 

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