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.

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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:

Tenant room painting

I agreed to let my tenant paint a bedroom for her daughter. Now that she is leaving I have asked that it be returned back to its original colour. Have I mistakenly assumed this as my right? As she is refusing to do it, I am extremely annoyed that my agent never advised me of this in the beginning. Can I do anything about it?

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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:

Farm cross securitisation

We currently have a farm and two rental properties with the same bank. The bank holds securities over all properties for all loans. We originally used the equity in the farm to purchase the rentals. Someone told me we shouldn't have it set up this way. Is this correct? If so, can you tell me why?

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More Questions & Answers about Finance & Strategy »

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:

Plumbing cost liability?

Should an owner be informed of a leaking ceiling by the body corporate before the body corporate engages a plumber? The property is under rental guarantee with a management company? Does the owner and the owner of the upstairs apartment share the cost of the repair? Also, can I refuse to pay if work is done without my consent?

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More Questions & Answers about Apartments »

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

Last answered question:

Change structure?

I have a look through company (LTC) with four rental properties. My bank manager has said the bank can’t offer me a revolving mortgage because my company is a LTC. The manager was unable to explain this further. In 2010 to 2011 I changed my company from the LAQC to LTC after discussing this with my accountant. Should I have made a different decision in 2011 and would it be useful to alter the structure of my company now? If so, what would be the best option?

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More Questions & Answers about Tax/GST/LTC »

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:

Ending a tenancy

I have a couple of questions. My partner (we're not married) is needing a place to live (currently we're doing the long distance thing). Can I terminate my tenants' lease so she has somewhere to live? Also, I'm having a lot of problems with tenants not paying on time, etc. The tenancy agreement states they have to be paid up by Thursday each week unless by prior arrangement. This hasn't been happening. Is there anything that I can do about it?

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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:

Using cash reserves

To diversify my investment portfolio I want an investment property. I have a mortgage free family home with a value of $450,000. I've found a house that costs $145,000 with a RV of $149,000, rates of $2,200 and an expected rental of $255 per week. It is a small three bedroom house on a large section with loads of room for development. I have some cash reserves to build a garage, put in a heat pump, etc. As I have never done this before, does the figures work to make this worthwhile? Should I use my cash reserves to lower the mortgage amount or to tidy up the property to make it more attractive for renting?

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More Questions & Answers about Property Advice »

Last answered question:

Rental contents insurance

I plan to go on an OE at some point in the near future. I will rent my apartment out fully furnished while I am away. What contents insurance options do I have to insure my contents in the rented apartment? Contents include sofa, bed, mattress, whiteware, TV, etc.

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More Questions & Answers about Insurance »

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