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 30 years.

Last answered question:

Caravan renting

I own and live in a three bedroom home on the North Shore of Auckland. There's a large lawn with turf blocks for parking on. I am considering parking a caravan on site to rent out. I am considering giving the tenant access to the toilet and laundry in my house behind an internal security door within my house. I believe some councils have a duration limit on living in a caravan. Can you refer me to any rules and regulations regarding this.

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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:

Apartment strategy risks

I'm interested in getting a start on the property ladder. I was thinking about investing in an Auckland CBD apartment and putting it on Airbnb. But it seems that the Covid-19 crisis has dealt a blow to that strategy. Do you think that is the case? Or do you think that it could be worth pursuing it a bit further down the track?

 

 

 

 

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Apartments
Ask Aaron Tunstall, owner of Impression Real Estate, questions relating to apartments.

Aaron Tunstall is the owner of Impression Real Estate, specialising in sales, building and property management. Impression has been awarded property management company of the year three times.

Last answered question:

Small apartment development

I’m lucky enough to be able to develop the section my family home is on. I have invested for years. However, this is likely to be my biggest project to date and I quite honestly don’t know where to begin. I’ve been told by a house building company that we could get up to 10 of their terraced town houses on to it. However, I’m curious as to whether we could build apartments and, if so, are they cheaper to build or could we get more on? Also,  what companies build smallish apartment blocks in Auckland? Can you recommend anything I could read or do I just start with council? Thanks for any help you can give. 

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Tax/GST/LTC
Ask Mark Withers, director of Withers Tsang & Co questions relating to Tax and Asset Structures

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:

Re-ordering portfolio

I have a number of properties and businesses which I've sporadically acquired over the years and I want to get them more ordered. I currently have our family home with a minor dwelling in our own names. Another two rental properties (already past the bright line test) are in our own names. A third rental is in a limited liability company (and I will elect to change it into an LTC once current losses are used up).

Our strategy is to buy and hold positively geared multi-unit rentals. We're not looking at trading or selling. I assume it's best to transfer the two rentals in our name to the LTC? I also own three separate limited companies. How can I protect my own family home and rental properties from any business risk/liabilities?

 

 

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Tax/GST/LTC
Ask Matthew Gilligan, managing director of Gilligan Rowe + Associates, questions relating to tax, trusts and finance.

Matthew heads GRA's specialist property and asset planning division. He helps clients create optimal tax structures and build wealth through property. He has an extensive buy-to-hold property portfolio, is currently involved in over a dozen developments, and is author of two books - Property 101 and Tax Structures 101.

Last answered question:

Re-ordering portfolio

I have a number of properties and businesses which I've sporadically acquired over the years and I want to get them more ordered. I currently have our family home with a minor dwelling in our own names. Another two rental properties (already past the bright line test) are in our own names. A third rental is in a limited liability company (and I will elect to change it into an LTC once current losses are used up).

Our strategy is to buy and hold positively geared multi-unit rentals. We're not looking at trading or selling. I assume it's best to transfer the two rentals in our name to the LTC? I also own three separate limited companies. How can I protect my own family home and rental properties from any business risk/liabilities?

 

 

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Tenancy
Ask Jennifer Sykes, 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:

Illegal sub-let

I have been renting and living in a unit for over two months now. But I just found out that it has been illegally sub-let to me and I've been given two weeks notice. What are my rights? I was lied to about this and I wouldn't have used my holiday pay to shift into the unit if I had known that the tenancy was illegal.

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Insurance
Ask Rene Swindley, CEO of Initio Insurance, questions relating to insurance.

Rene is the founder of digital insurance platform Initio, which is about insuring houses online in real time to provide a faster, smoother and customer-first approach to property insurance.

Last answered question:

Lost income claim

Just before level four of the Covid-19 lockdown, my tenants legally moved out. My house then remained empty during level four and three. Level two was very slow and likely tenants were reluctant to come and view so it still remained empty. I looked at my insurance policy to see what the term "loss " meant. Have I got any way I can make a claim for loss of income due to Covid-19 ? The term "loss" by my insurance company is defined as "physical" loss and not monetary loss.

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