Free advice for Landlords - ask our property experts a question

Do you have a property investment question you want answered? The Ask an Expert section is a free service provided for property investors in conjunction with a panel of selected property experts.

Please note that questions should be of a general nature about property investing and your question and the subsequent answer may be published in the NZ Property Investor magazine. There is a limit of ONE question per submission. We will use our discretion whether questions are published and we reserve the right to paraphrase your comments for our experts.

Before you send in a question, please read the Ask an Expert archive thoroughly. There is a chance that your question may have been previously answered and it will be listed there.

To ask a question, you will need to be a registered member (it's free).

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Property Management
Ask Bernard Parker from Quinovic Property Management questions relating to property panagement

Quinovic's outstanding people and systems provide the most professional, effective and reliable residential property management service in the NZ market for over 22 years.

Last answered question:

Owner occupier time

Is there a minimum time that I have to live in a property myself (paying 20% deposit) before I can move and rent the place out?

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Finance & Strategy
Ask Kris Pederson, director of Kris Pederson Mortgages questions relating to Mortgages, Finance, and Strategy

Kris is a respected commentator on the property and finance markets in New Zealand and overseas. He spends his time working closely with his support team sourcing clients leading edge finance strategies.

Last answered question:

Investing without cash flow

I have $300,000 capital and I am debt free. But I have no cash flow. I am thinking of purchasing a rental property with positive cash flow and then using the property plus income to finance second one and so on. What's the possibility of above? What are the details that I should consider?

 

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Apartments
Ask Krister Samuel of Ray White City - Britomart questions relating to apartments investing

Krister is ranked in the top 1% of all real estate agents nationwide and specialises in the high yielding Auckland apartment market. He is happy to share insights and information on any aspect from an extensive knowledge base built up over a decade.

Last answered question:

Apartment insulation requirements

We moved into an apartment.

Before we moved in we weren't able to check the garage as the tenant showed us through and he wasn't very forth coming.

We took the place and I asked the property manager if it was possible to get the place insulated, as upon flat inspection, I noticed it wasn't.

He said he'd get back to me. (I put it in writing too.)

When the key hand over happened I asked again and he said the house isn't that cold. He was wrong. On our first night there it was freezing cold.

Is there any way to ensure this gets done? Surely a landlord would want to do this as an investment on their property and to ensure long term great tenants?

 

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Tax/GST/LTC
Ask Nick Ashford of Withers Tsang & Co questions relating to Tax and Asset Structures

Nick Ashford and his team at Withers Tsang & Co specialise in advising on property related transactions, valuation and restructure services and tax planning.

Last answered question:

Mixed use treehouse asset

We are building a tree-house and are thinking of offering this as a room on Airbnb. We will also stay in the tree-house from time to time. Does this dual use of the tree-house make it a mixed use asset, with relevant tax rules ?

I only want to rent the accommodation out to make enough money to cover my gardening expenses and perhaps a bit more. We have a large garden which costs about $6000 per annum to maintain and I feel that a well maintained garden is an integral part of the Airbnb.

I phoned Inland Revenue asking about B&B accommodation and they advised that they think any gardening expense would be tax deductible for B&B accommodation, but that I would need to apply for a ruling on it. Somehow their answer doesn't sound right to me as the garden will be shared use between our family and the guests.

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Tenancy
Ask Allan Galloway, Ministry of Business, Innovation and Employment questions relating to tenants and landlords

The Ministry of Business, Innovation & Employment provides information and guidance on building law and compliance, services including weathertight homes, and advice for tenants and landlords.

Last answered question:

Arresting agreements

Can a property manager end a fixed term tenancy containing two tenants on one agreement if one of the tenants has been arrested and the other tenant wants to end the tenancy? If so, what is the legal time frame to do so?

Let's say the arrested tenant was arrested on November 8 and a basic written agreement of a couple sentences between the other tenant and the prop manager was signed on November 10 - and then sent for processing with a bond refund form with only ONE tenants signature (existing tenant). The arrested tenants was released on November 10.

Also, the existing tenant's bond was not even lodged.

 

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Property Advice
Ask Ron Hoy Fong, director of Ronovationz for questions relating to investment strategy and property advice

Ron loves to share his passion for property and his coaching course provides one-on-one mentoring and support that will empower you with tools, strategies and valuable insights so you can achieve investment success and become a property master.

Last answered question:

Check residence compliance

I have a two level unit. On the second level,there is one bedroom, one bathroom and a kitchen. On the bottom level, there are two bedrooms, one bathroom and one garage. I renovated the garage and installed a sink, a closet and front/back door and fire alarm. Am I able to rent the top level and bottom level separately legally?

 

 

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Insurance
Ask Myles Noble from Crombie Lockwood questions relating to insurance

Last answered question:

Landlord liability

My question is about landlords' legal liability. My rental has a ceiling fan. What if the fan falls on the tenant resulting in death or injury? Am I liable and if I have landlord insurance is my liability limited to the amount of compensation as set out in the policy?

 

 

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