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:

Reasonable flooding care

As landlords we employed the services of a property management company. At the end of a tenancy the house became flooded, but as landlords we were not aware of it until three days later when we got access to the property. When the property management company was contacted regarding the flooding, they said that they had followed procedure and left a message on my phone. My question is - was there enough reasonable care taken by the property management company?

 

 

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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:

Restructuring mortgage portfolios

I am holding two rental properties (through a LTC) and I own a residential house (outside LTC). All the properties are mortgaged are on cross-collateral security to the same bank, but there is a different mortgage account for each property. The rental properties are on interest-only and the residential house is on interest+principal mortgage.

One of my residential properties was purchased four years ago and has seen a significant rise in market value. If sold today, it could cover its own interest-only mortgage and gain enough money to cover mortgage for my residential house. But I would prefer to keep it and am considering releasing the residential house from a mortgage by restructuring all the mortgages. Is there any way of doing this ?

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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 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:

Tax when helping kids

I am trying to help my children out with buying houses in the future. If I buy a property and then in a couple of years’ time sell it to my daughter with no profit made will I have to pay capital gains or any form of tax upon selling it to her? Will it make a difference if she is renting it off me until she can afford to buy it or if it is tenanted by other renters?

 

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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:

Getting out of fixed term lease

I'm breaking my fixed term lease and this has been agreed on by all parties. The agency is wanting the new tenants to sign up a new fixed term contract for one year and not until the end of my tenancy and they want them to pay a letting fee. This makes the property unattractive. Is this right - can they do it like that? 

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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:

To sell or to hold?

 

We own a tidy two bedroom house in Andy Bay, a sought after area of Dunedin. We've rented it out for eight years, most recently to a relative. They are moving out, so we're debating whether to sell it or to continue to rent it.

We bought it about 10 years ago for $260,000. It's just been valued at $350,000-$370,000. It is also valued at $350-$370 per week for rent. We've been charging $300 rent per week. (This amount currently covers the mortgage - although we are currently paying interest only).We have $200,000 remaining on the mortgage.

We've been told it's a good time to sell, but should we hold on to the property for the long-term? If we do, it may start costing us for various necessary work. Advice please!

 

 

 

 

 

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Insurance
Ask Myles Noble from Crombie Lockwood questions relating to insurance

Last answered question:

Spa damage liability

We believe our tenant forgot to close the locks on the cover of the spa pool and heavy wind blew it away leaving two of the locks broken. It was in good condition when the tenant moved in and she signed the landlord checklist to state that nothing was wrong. But now she is saying that it was broken because of its age, weight, and sun damage.

I don’t have a photo of the spa as it was when she moved in. But I do have the council’s periodic inspection reports and they ensured the spa cover is secure and that the spa poses no danger for children.

Our tenant does not want to repair it because of the current law stating that if a landlord has insurance, the tenant does not have to pay for repair of damage nor the excess of insurance. The house is insured but its contents are not insured which means that the spa is also not insured. So does my tenant have to pay for the cover repair?

 

 

 

 

 

 

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