Healthy Homes Guarantee Act standards announced

[Perry]

Ground Control To Major Dhil

Some of the media items are concerning:

Mr Twyford said every time a tenancy turns over a landlord will have to certify.

Each year the government will carry out up to 2000 inspections to check that properties are up to standard.

Sounds like a lot of compliance costs. Where's the budget for all that, Dhil?

He said the new requirements could cost landlords up to $7000 but he doesn't expect them to push rental prices up.

Well, we all know how realistic Dhil Twitford's flight-of-fantasy expectations have been, so far.

Housing Minister Phil Twyford said nearly 600,000 households in New Zealand rent, and rental stock is of poorer quality than owner-occupied homes. He said it was estimated that 200,000 families live in rental homes that do not have ceiling or underfloor insulation, and each year 6000 children are admitted for housing-sensitive hospitalisations.

Given Dhil's accuracy with kiwibuild estimates, does he expect anyone to take him seriously, now?

[klauster]

The announced healthy home standards for rentals are mind-blowing - just by taking one example “the main living area has to contain 18 degrees on the coldest winter day”. It’s so simple and archivable by taking a large heat source (gas heater, wood fire, heat-pump – to name few) but is it affordable to run?

Think about the specific of older home’s heat retention in terms of design, wind & weather conditions and suitability for radiant and convection heating.

Another illustration is - how can an old-timer car from the 20s meet the current European emission standards - just by upgrading the exhaust pipe?

[cube]

Have ceiling and underfloor insulation that either meets the 2008 Building Code insulation standard, or (for existing ceiling insulation) has a minimum thickness of 120 millimetres.

Is this the same as the requirements for 1/7/2019, or even more stringent requirement?

[north shore]

Skid, doesn't it have to be a " fixed" heater? I'm open to all idea's, one of my tenants doesn't want a heat pump.

[DazRaz]

Ventilation Ventilation must include openable windows in the living room, dining room, kitchen and bedrooms.
Also an appropriately sized extractor fan(s) in rooms with a bath or shower or indoor cooktop.

My brand new home does not have opening windows in the dining room or lounge. It does have 4 sets of french doors and we have a ducted heat pump / ventilation system. Under that wording, my brand new home would not be able to be used as a rental...

[Perry]

Really?

You expect Dhil Twitford & his numpties to think outside their little socialist boxes?

Shame on you.

[Pokeno]

I had written a comprehensive reply, which decided to have an error when I went to post. In summary the new rules do not require us to insulate further (thankfully) if we meet the current building code and have been certified for July 2019. A lot of us have used professionals and already spent upwards of $2500 per property.
My heart sank when I read 120mm thickness for insulation as a few of mine are 110mm or 115mm (and installed by smartenergy or Harrison’s) and it seemed a shame to have to reinsulate for 5mm!
In this case common sense has prevailed and I found the following clause on the HUD website:

Insulation exemption

The standard does not require further work from landlords who have installed insulation to meet existing 2016 insulation requirements which remain in force including the 1 July 2019 deadline. The healthy homes insulation standard affects a new group of rental homes that were not required to retrofit insulation under the 2016 requirements. These homes will have approximately 70-120mm of ceiling insulation currently.

Compliance

Landlords still need to comply with the 2016 insulation requirements by 1 July 2019.

I can imagine if this was not the case a few insulation products would be “fluffed” up when measured for depth!!

[Bob Kane]

Skid, doesn't it have to be a " fixed" heater? I'm open to all idea's, one of my tenants doesn't want a heat pump.

It needs to be fixed to a wall.
Just get a couple of 2kw wall heaters for $100 each and screw them to the walls - wired into the nearest power point.

[Bob Kane]

I need to install two extractor fans in windows.
Currently those windows are air tight.
After installing the fans, there will be draughts as extractors are not air tight.
So meeting one new requirement means I breach another.

[Don't believe the Hype]

I need to install two extractor fans in windows.
Currently those windows are air tight.
After installing the fans, there will be draughts as extractors are not air tight.
So meeting one new requirement means I breach another.

install the extractor fan then silicone it up. Now you meet both requirements

[Learning]

I'm assuming having a shower dome, which eliminates most of the steam, doesn't exempt the legal requirement for a fan.

[artemis]

I'm assuming having a shower dome, which eliminates most of the steam, doesn't exempt the legal requirement for a fan.

Appears to be correct, though dumb. Bit of discussion around about shower domes, so might be added as an option. Real Estate Institute mentions them in the below article. The NZIER analysis in same article also interesting.

https://www.stuff.co.nz/business/110845523/some-rental-standards-could-be-financial-drain-analysis-shows

[GLin]

Most rental properties will have extractor fan/rangehood in the kitchen to keep air clean during and after cooking.

Also bathroom as well, having extractor fan helps getting steam out.

Some of my larger rentals already have heat pump in the living area.

Smaller ones a $20 wall mounted plug in heater will do the trick.

Cost is not that much compared to insulation.

Better insulation keeps my good tenants happy, and keeps the rents up above market average.

I think this is a good move.

Win win.

[Perry]

install the extractor fan then silicone it up. Now you meet both requirements

I suspect it's the shutters which are being referred to. Most newer models have thermo-couple-operated shutters, but they are not totally airtight when closed.

[Perry]

Each year the government will carry out up to 2000 inspections to check that properties are up to standard.

I wonder if that means spot checking rentals for compliance with the temperature standard?

Steve Watson (Tenancy Services LL Compliance Team manager) will be rubbing his hands together with glee at the prospect of more, staff, a bigger dept., a promotion, a raise, etc.

Then, if Steve and his fellow Gestapo folks find that the heaters have not been turned on because tenants can't afford the electricity SOE dividends paid to the gummint, will the tenants be hauled before the TT for non-compliance with the temperature standard of 18 degrees Celsius?