May 17, 2025 • 41 mins
Data shows an increase in the number of days rental properties stand empty before being tenanted - for some regions, it's up to 35 days on average.
So, in a country where it used to be a nightmare to get a rental, who has to try harder?
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Speaker 1 (00:05):
You're listening to the Weekend Collective podcast from News Talks.
Speaker 2 (00:09):
B that's welcome back to the show.
Speaker 3 (00:40):
On a little bit of a C d C thunderstruck
that As I have mentioned before, we often let our
guests choose the opening number, and so yes, my guest
from Badger introduce this is the one roof radio show.
But before I get into that, if you did miss
our panel, a fantastic discussion on a bunch of things,
some of the big issues of the week with Joe
(01:00):
McCarroll and Pete wolf Camp, And if you missed it,
then you can go and get it on iHeartRadio or
go to the News Talks evy website. We get our
stuff up online pretty quickly after we've concluded each hour,
so go and check it out. But right now we
want your calls eight hundred and eighty, ten eighty and
text on nine two, nine to two. And the question
is going to be about what's one for both landlords
(01:21):
and tenants, because the data is showing an increase in
the number of days that rental properties are standing empty.
So it's basically, if you're a landlord, it's hard to
harder to get a tenant for your property. So if
you're a landlord, what is your approach to trying to
get someone in and get them on your books? And
if you're a tenant, what is the thing that attracts
you most that might make you go, you know what,
(01:42):
I've got a choice of properties. But I mean is
it location, location, location, or is it dollars and dollars
and dollars or is it I don't know something about
the house they've it's nice lick of paint, new kitchen,
new bathroom and anyway, so we want your calls. Eight
hundred eighty ten eighty. And my guest is managing director
at Aspire Property Management and his name is Mike. It
(02:04):
getson Mike. Must to see you.
Speaker 4 (02:06):
Thank you, Nice to see you too.
Speaker 3 (02:07):
How's has your weekend going? All right?
Speaker 4 (02:09):
Ah? Yeah, going well? So far?
Speaker 2 (02:11):
Do you now you tell us.
Speaker 3 (02:12):
A little bit about the Spire Property Management. I guess
it's in the title, isn't really?
Speaker 4 (02:17):
Yes, So we manage residential and commercial property and we
manage over one thousand properties across Auckland, Hamilton and Tarama.
Speaker 3 (02:25):
Okay, And I mean the data is telling a story
that there's an increase in the number of days rental
properties stand empty. That is such a sterile phrase, isn't it.
So just tell us from where the metal hits the
road on your point of view, how a landlord's finding
it finding tenants.
Speaker 4 (02:40):
Yeah, so it is slower to find a tenant now.
It's roughly taking six days longer than this time last
year to find a tenant and that's sort of driven
by the fact that across New Zealand there's thirty three
percent more listings today than the we this time last
year and across Auckland is twenty four percent more listings.
So we have also heard from trade me that demand
(03:00):
is down by seven percent. So when you marry the
increase in supply the decreased demand, rental properties are going
to take a little bit longer to get rented.
Speaker 3 (03:08):
So does that mean money as well? Does it mean
people are I mean they're not putting their rates up
obviously for the are people are landel's dropping the rates
or does the financial commitment they've got to the property
dictating that they're just holding.
Speaker 4 (03:22):
Well that sort of It depends that you've got two groups.
You've got the group of people that are meeting the
market and so for example, at Aspire. Ninety percent of
our properties have rented this year in nineteen days. The
other ten percent we sort of drilled into that to
be like, why are they taking longer to rent? And
one of the reasons they were taking longer to rent
is some of the owners we're looking for a rent
(03:42):
increase at a time where rents have gone down three
point three percent in Auckland and two point two percent
across the whole country.
Speaker 3 (03:50):
What's the average waiting time to get a tenant? And
did you say it it's not for you for everyone?
Speaker 4 (03:56):
For everyone, I believe it's twenty four days in Auckland
and higher in other regions like Stratford for example, it's
thirty five days. So it depends on the area, but
twenty four days is about the right one and plus
six days on last year.
Speaker 3 (04:10):
But yours is nineteen for ninety percent of the properties.
Ah okay, So what's what's what's the secret do you
think to getting a tenant in your property?
Speaker 4 (04:21):
It comes down to the three p's. It's price, presentation,
and process. So you know, in order to meet that number,
we've actually hired a new staff member completely to go
into the Lettings team because it actually takes a lot
more work now to get the property rented. You can't
just put up a one viewing a week sign and
just hope that the tenants turn up. You've got to
engage with every inquiry. You've got to persuade them to
(04:44):
come to your property. It's it's a tenants market at
the moment, so you have to go out there, find
the tenant and persuade them to rent your property. It's
not the same as it was a couple of years ago.
Speaker 3 (04:54):
What's the easiest thing to convince a landlord to do
to get a tenant.
Speaker 4 (05:00):
Probably just doing a little bit of routine maintenance between tenancies.
So one of the things that we found in that
ten percent that took longer than nineteen days is that
there might have been some outstanding maintenance. So if you
are a landlord and you're looking to get a tenant,
don't leave maintenance undone like, get it done straight away.
Give your property a house wash, clear the gutters, and
also get your healthy homes work done. Now has to
(05:21):
be done by the first of July, but just have
it all done. It just looks better to a tenant.
They like to see that the landlord is someone that
looks after their property and sort of takes care of it.
If you've got a property that it doesn't look like
you care about it, it's just not going to get
chosen by a tenant at the moment.
Speaker 3 (05:37):
How's the what about? How does the haggle play out
these days? I mean, because obviously if the landlords who
are doing their own finding their own tenants, that's you know,
that's one story. But how do you guys approach the
question of well, you might have a really really good tenant,
but that'd be like listen, I mean, I really I
think the property is worth only about about fifty bucks
(05:59):
a week less than you're wanting for it. How does
that process and how often is that happening? How often
is there a haggle?
Speaker 4 (06:05):
There is a bit of that. Some tenants will approach
you and say that they can pay a little bit less,
and if they are a good tenant, you turn around
and try to negotiate something that works with the landlord.
You know, if you've got a four bedroom property and
it's only going to be two adults living in there,
then there's going to be some benefits to the landlord.
It's really just about getting that vacancy timed down, so
(06:25):
you know there are deals to be made, and you
know tenants have approached us with a slightly lower offer
and sometimes the landlord accepts them, sometimes they don't.
Speaker 3 (06:34):
So you basically always have staff to go to the
landlord you have a certain price, or do you actually well,
I mean this is behind the scenes stuff you probably
can't tell me, but I mean, how does it work
with because obviously you know there's a lot of it's
an intensive process from your guys point of view, So
do you actually have a chat with the landlords about saying, look,
we'll put it on for I don't know, five hundred
bucks a week, but are you prepared to except four fifty,
(06:57):
in which case they might be like, well you'll you'll
just drop it so we can tenant the place because
it's easier for you. So how does that process play well?
Speaker 4 (07:05):
It helps if you've got good trust with the landlord,
so obviously you want to make sure that they understand
that you're not just undercutting the rent to make your
job easier. I would say ninety five percent of property
managers do have to get the owner to sign off
on any price reduction, and we do it aspire. If
we agree that we're going to list it at a
certain price, we get their permission before we drop it down,
(07:26):
and we do that by explaining to them the benefits
of meeting the market and how we tried it at
five hundred and it hasn't been We're not getting enough inquiries.
Let's go to four eighty.
Speaker 3 (07:37):
The what are the common factors for properties that aren't renting.
Is it just they've got the price wrong, or is
it all those things you're talking about the price, or
they haven't washed the place, or it's looking a little
bit unloved, and people go, well, this is not a
good sign. I mean to me as a tenant. If
I was a tenant and I was turning up to
a place, if it was looking unloved, I'd be thinking.
I'd probably be thinking, unless I was thinking, maybe the
(07:59):
landlords don't care, so I can witness for ages without
worrying about it. But I'm probably thinking this is not love.
It's going to be problematic to get anything done when
I'm in the property.
Speaker 4 (08:09):
Yeah, I mean, that is definitely one of the criteria.
Another thing is that, you know, the rental market has
been so good for landlords for so long that you
have some properties where they might have a part of
a quirk. Let's say maybe it's a purple bedroom or
a maroon feature wall in the lounge, and in a
you know, in a ball market, that property is still
going to rent. But as soon as the tenants start
(08:30):
having choice, they're not going to take the property that
has a quick They'll just take the property next next
door that doesn't have it.
Speaker 3 (08:37):
Unless they're an emo perhaps, because then a purple feature
war might work quite well.
Speaker 4 (08:41):
Well exactly, you might get the odd tenant that really
likes it, but the majority you're going to say, oh,
that's not my cup of tea.
Speaker 3 (08:46):
Basically, actually, our safety you have to play it with
the interior design and the way a property looks inside.
I mean, is there a sort of safe, happy, sort
of medium where slight off white, neutral colors, nothing too
in your face grays and very very light creams or
(09:07):
something that's as bold as you get.
Speaker 4 (09:09):
Absolutely, because then you give the tenants like a base
that they can use for all their furniture. If you
have a color scheme and your property and the painting
and fixtures, it's just going to make it a little
bit harder to match up to what the tenants already have.
And again, when the times are good, it doesn't really matter.
But when the rental market gets tight like it is now,
then you know you do want to have your charcoal
carpets and your off white walls just to basically play
(09:32):
it safe to appeal to as many possible tenants.
Speaker 3 (09:35):
What about landlords who are really how do you counsel
landlords or advise them if because there will be people
who've got into property and they've you know, they might
have had a bad luck with slow tenant tenanting, they're
under a lot of financial pressure. How do you advise
(09:55):
those clients? Because the financial pressures I think just about
the worst thing in the world. If they're hemorrhaging money,
how do you counsel them when it comes to just hey, look,
we'll get it tenanted. I know this is tough, but X,
Y and Z are going to happen and eventually we'll
get someone in.
Speaker 2 (10:12):
Yeah.
Speaker 4 (10:12):
I mean it can be hard because, like you said,
there's a lot of landlords that are actually under financial pressure.
But you just have to explain to them about how
the property will be vacant and when it's empty, it's
zero dollars a week, and if you have property rents
for seven to fifty, you're better to get seven thirty
straight away then hold out for another thirty days to
get that seven to fifteen.
Speaker 3 (10:33):
Is there something as well as because there'll be people
who are tenants who are listening who have had had
a Oh look the rent's going up. Look that's just
the market. Look that's just the market. So there'll be
tenants are going well, landlord's having a tough time. Get stuffed.
You put the market up as soon as the market
is going well. Does it? Is there some sort of
(10:54):
philosophical approach that landlords can take which means that I
mean it only plays out for a good tenant, but
about not putting the property up all the time and
when market dictates, you know, not exploiting the maximum all
the time. Is there is there something in that in
terms of just the relationship that landlords have with tenants.
Speaker 4 (11:14):
Yeah. I mean a lot of our clients, if they've
got a long term tenant that is a good tenant,
they don't. We will say how your property could rent,
We do a rent review, say it's worth seven fifty,
and they'll say, let's just leave it where it is
for another year because they understand the value of keeping
the same tenant long term. A tenant that looks after
the property, reports maintenance in a timely fashion, they're worth
more than twenty dollars a week.
Speaker 3 (11:36):
Yeah, look, we'd love to take your calls on this
eight hundred and eighty ten and eighty. I mean, the
question is how much is a good tenant worth as well?
But if you're a landlord and you're under a bit
of pressure with the leading your property, what steps have
you taken that have made the difference between tenanting it
or not? Or do you simply play the waiting game
and eventually someone will roll in and away you go.
We'd love your cause on this. But also I'm not
(11:58):
sure if I should ask the question about are you
sympathetic to landlords who a struggling to rent because I
hate them and us sort of thing because good tenants
you get lousy tenants, and the same with landlords as well.
But i'd love your calls on eight hundred and eighty
ten eighty Texte two. It's nineteen past four.
Speaker 2 (12:32):
I want to be now ever here with you. Now.
Speaker 3 (12:37):
That's welcome back to the wonderof radio. Show on Tim Beverage.
My guest is Mike Apkinson. He's managing director at a
spy property management. I don't want to say that it's
tough times for landlords. It's tough getting a tenant these
days because there are more properties on the market. Actually, Mike,
why why is it suddenly so much tougher Because we're
still are having people coming into the country. It's not
like we have we got a negative net loss. What
(12:59):
are the reasons that the tenancy market has softened so much?
Speaker 4 (13:02):
Well, our net migration figures that just came out of
plus twenty four thousand for the year, and I believe
last year it was plus seventy so we've gone but.
Speaker 3 (13:11):
That's still plush.
Speaker 4 (13:12):
But we rely on about a Typically our net migration
is about sixty thousand a year over the last eight years.
So the economy and the rental market relies on just
a steady stream of people coming through the airport every day.
And at the moment it's still coming through, but it's
just a lot less than normal.
Speaker 3 (13:29):
Because we're not so I'm still getting ahead around this,
but we're still are having more people. It's not like
we're on fire with construction is it? So do we
know why?
Speaker 4 (13:40):
I think there are some other factors as well. I
think you've got younger people staying at home with their
parents for longer because it's expensive out there, so they
decide to just stay at home for longer. And then
you've got people it's a cost of living crisis, so
people are doing things to save money. So you might
get two couples living together instead of living in separate units,
and so that is effectively eliminating people from the tenant pool.
Speaker 3 (14:03):
How does it affect how to financial times and the
toughness to get a good tenant affect landlord's attitudes to
maybe not lousy tenants, but tenants who are not ideal.
I mean, how much does it mean people are putting
up with worth with worse?
Speaker 4 (14:20):
In some cases people are because we have one property
on our books where their owner knows that they're going
to have to do significant repairs and refresh the property
when the tenant leaves, and there's a tenant that's two
weeks behind in the rent and they're okay with it
because they don't want to have the tenant move out.
Speaker 3 (14:39):
That does sound like an unfortunate situation to be in.
So what point would they are we seeing more of that.
Speaker 4 (14:45):
With well, we sort of don't advise it because then
as soon as you start going will they're two weeks behind?
Then that turns into four weeks behind, and then it
turns out it would have been just cheaper to replace
the carpets when they moved out. So, but that's an
individual property owner's discretion how long they want to do that.
But we are seeing more of it, and you know,
three years ago it would have been there behind in
(15:06):
the rent move them on?
Speaker 3 (15:08):
What are the chief reasons that people are gaining? What
are the most common reasons people end up in the
tenant cent tribunal? Is it damage to property or is
it unpaid rent?
Speaker 4 (15:16):
Or it's renter rears. It's something like ninety five percent
of claims are tenant renterreers.
Speaker 3 (15:23):
And so why do you need the tenths to be off?
I mean, I just you just need an order? How
does it all play out? What going to the tenants
if you haven't been paid rent for a while? What
does what effect is getting a tennis stripal order mean?
Speaker 4 (15:36):
Does it mean you can you can then a victim
after you have been to the tenant.
Speaker 3 (15:39):
Ceter so that's what you're after. How about getting your money?
Speaker 4 (15:42):
Does that doesn't happen?
Speaker 3 (15:43):
Okay? Because okay, so when you go for renter rears,
it's about getting rid of someone.
Speaker 4 (15:50):
Yeah, and you do get a court order that says
person X owes you, you know, three thousand dollars and
then you can hand that to a deck colicktor and
they do they look, I'm joking, they do get paid.
I had a tenant that I victored in like twenty
fifteen and he's still paying me five dollars a week,
and it stops and it starts, and it just depends
on whether or not they have a job where they
get pay takes.
Speaker 3 (16:10):
That's pretty grim, isn't it It is?
Speaker 4 (16:12):
But I am getting the money eventually.
Speaker 3 (16:13):
What's the rule around bonds?
Speaker 2 (16:15):
Then?
Speaker 3 (16:15):
Does the tenancy tribunal ever give an.
Speaker 4 (16:18):
Award for yes, so they will afford fit the bond.
So they'll award to forfeit the bond. But the issue
with the tenancy tribunal is if the tenant goes into
renjury is it'll take six weeks before you get to
a hearing. If you're lucky, maybe eight. So the bond's
only four weeks so you'll get the four weeks of
the bond and then you'll have to decollect the other
four plus whatever damage they've done.
Speaker 3 (16:39):
What about the other way around? What is the thing
that do tenants often take landlords to the tenths tribunal?
Speaker 4 (16:46):
They do. They can do that for a myriad of reasons,
whether it's maintenance not being carried out, healthy home certificates
not being issued with the tenancy agreement. They used to
do it a bit more under the old rules where
you couldn't give a tenant a ninety day notice, but
now obviously tenants could get given a ninety day notice,
and you know, it could be deemed retaliatory, but it's
(17:08):
definitely a threat that the landlord has up their sleeve.
Speaker 3 (17:10):
Which what's so, what's the most common reasons the tenant
takes a landlord to the tribunal.
Speaker 4 (17:17):
Not doing maintenance or repairs that they think should be done,
and often their improvements or things that weren't discussed prior
to the tendancy. It's just really important to communicate what's included,
what's not included, make sure that everyone's on the same
page in terms of expectations around the property improvements.
Speaker 3 (17:35):
Would be. I would have thought that'd be quite a
tough one. It's not if you've taken on a property
unless you've got something in writing about. I mean, what's
the improvements we're talking about here? Getting a lick of
paint or cleaned or the right gutters. Well, that's that's maintenance,
isn't it.
Speaker 4 (17:47):
Yeah, But you can have ones. We had one where
the tenant the rooms. They thought the rooms all got
too hot, and so they wanted heat pumps put into
every room, not bloody. And so then they took the
landlord to so anyone can file at the Tendency Tribune
whether their claim has merit or not as up to
the adjudice to decide, Well, how would that go? Well,
(18:08):
sometimes they just dismissed straight away.
Speaker 3 (18:11):
Is that a real case you're talking about.
Speaker 4 (18:13):
They never actually ended up going to the tribune on
that one, but they did want to do that. We
managed to meet with them, chat to them, and I
believe in that case the landlord actually did put a
heat pump into one of the bedrooms as well.
Speaker 3 (18:24):
Oh okay, that war that was very reasonable. Love them,
we'd love your calls. I eight one hundred and eighty
ten eight if you're a landlord or a tenant, how
has it gone south for you? But also how do
you preserve that relationship? Because if you've got a good landlord,
you want to stay living there. But if if you're
a landlord and you've got a good tenant, obviously you
want to keep them sweet as well. So what's the
secret to keeping your tenants in this market as well?
We'd love what love? Your calls on I eight hundred
(18:47):
eighty ten eighty can text on nine two nine two now,
because there is there's been a change with There's been
a change with pets, isn't there?
Speaker 4 (18:54):
Yes, there has, so there's a there was a Residential
Tenancies at amendment that passed a few years ago with
a change to the PET laws that is going to
come into effect expected late twenty twenty five. So it
hasn't changed yet, but it will do as soon as
the government releases the regulations.
Speaker 3 (19:12):
Sorry, who has changed the law? Is it this government?
Speaker 4 (19:14):
Yes? This government?
Speaker 2 (19:15):
Okay?
Speaker 3 (19:15):
And what have they said? What's the difference with the
PET law between what it's going to be and what
it is now?
Speaker 4 (19:20):
Well, you'll be allowed to collect a two week rent
PET bond, but the landlord will not.
Speaker 3 (19:25):
On top of your bond, on top of the BAKT
six weeks, six weeks, okay, carry on, Well, there is
a side not bad, except you've got to be able
to get the bond awarded to you.
Speaker 4 (19:36):
And so often when you go to the tribunal and
you're claiming pet damage, they say, well, extra wear and
tear because you're allowed a pet.
Speaker 3 (19:44):
Well, that would surely have to plan. That would have
to change because you don't allow pets you have to
take So what's the right of a tenant with regards
to a pet.
Speaker 4 (19:53):
So the new law change that's coming in is that
the landlord can't unreasonably withhold consent to you getting a pet.
So you just ask for a pet, and provided that
there's not like a body corporate rule that says you
can't have them, or there's not adequate fencing or it's
a dangerous dog breed, the landlord basically has to say yes.
So it's gone from being able to say no to
basically you have to say yes.
Speaker 3 (20:15):
So one would assume that because you can't really say no,
that there would have to be a change to the
whole bond thing, wouldn't they Because saying you're allowed a pet,
that's where and tear. It's like, well, the law made
me allow a pet.
Speaker 4 (20:31):
I don't think there will be because that is all
the tenantcy tribunal rulings sort of come through the Ministry
of Justice, and what they do is just their interpretation
of the law that's written down on the piece of paper.
And there isn't anything in the legislation about allowing less
we're in tear for a pet because they've got the
right to have one.
Speaker 3 (20:50):
So that doesn't seem very landlord friendly, does it.
Speaker 4 (20:54):
It's not very landlord friendly.
Speaker 3 (20:55):
Actually, let's not say landlord that's if it's do you
think that we get we lose sight of the fact that, okay,
we want landlords and tenants to or to treat each
other respect right, but that you're the owner of that property.
I'd like to think that you could actually say, you
know you're I mean, you can say no to particular
(21:17):
tenants because you accept them where you don't. So could
you say to a tenant, are you intending to bring
pets in here? Oh? And should you be able to
do that? Because I'd want to know have you got
a big fat labrador that's got a bit of a
runny bottom.
Speaker 4 (21:32):
Yes, well, I mean you can at the moment, but
under the new people could put it on their tenant
application that they don't have a dog, and then they
could request one after they've moved in. So it's going
to just open the floodgates. In terms of pets, two
thirds of New Zealand households have a pet, but only
thirteen percent of rental properties allow pets. So it is
a bit unfair that tenants basically does never get to
(21:55):
have pets. But on the flip side, pets do quite
a bit of damage at a property, So I think
a better way to handle it would be to allow
tenants to pets, but make them more, make them responsible
for any damage that has occurred, and not just wave
it away as pet wear and tear.
Speaker 3 (22:12):
Yeah, well look you can give us your calls on that,
because look, I tend to think that if I tend
to think most people are reasonable, aren't they and most
landlords reasonay come to pets. But you said that only
thirteen percent of the properties allow pets, whereas well, that
would discriminate against a lot of people, especially on their
own I mean they want to have a pet or
a dog or a cat. I assume we're talking we're
(22:33):
not talking about pet gorillas.
Speaker 4 (22:37):
A lot of the landlords are reasonable, but there's also
there was always like a school of thought that you
just say no pets because they do propose an extra
risk and they're not really reflected in the rent that
you collected in So from a purely business point of view,
a lot of landlords just say no pets, and if
you can get away with it in a good market,
then that's no cats scratching your carpet, no dogs ripping
(22:58):
up the decks in the backyard. So's they just look
at it from that perspective.
Speaker 3 (23:03):
Hot take, Then do you agree with this law?
Speaker 4 (23:06):
I think it should have had a little bit more
thought put around responsibility for tenant damage. And I know
they are sorry pet damage. They said, this extra pet
bond is coming in, but it's absolutely worthless if the
tribunal won't ever reward it to you.
Speaker 3 (23:19):
Can you contract out of that?
Speaker 5 (23:21):
Can you?
Speaker 3 (23:22):
Oh my goodness, okay, your cause on that? Do you
think it's Do you think the law's right? So there's
been a there will be a change coming in with
the pet laws that basically you can't really say no
to a pet unless it's for some unreasonable reason. Yeah,
give us a call, because it does seem that that's
just another another thing that people can bring onto the
property which is going to potentially ruin your property. Oh
(23:45):
eight hundred eighty ten eighty list takes and calls pete Hello.
Speaker 6 (23:49):
Yeah, I don't think it's not fear like the government's
in the fear and getting t PC again. I reckon
that if you're the owner of a property, it should
be your wish whether you want pets or not. Because
I've been able to seize myself and in my house
I had a couple of times I know myself as
I had cats in my place allowed I didn't at
(24:10):
one stage and I feel like I she seemed a
nice enough tenant, so they'd have a cat, and then
before I realized she didn't. Only once you had two
and they end up ripping the curtains. So if you
if they want their pets, if they're not responsible, and
I think they should be, well you're just saying is
they should pay for the not wear and tear. Because cats,
(24:33):
if they dogs, whatever demon they it's called through those
animals you know, has been caused by them, they should
pay for the for the for the repair of the
curtains or whatever they they're doing damage to your property.
Speaker 3 (24:46):
Well, I would think, so what's your I mean, what
do we know about how much where that sits? Now
with regards to damage, what would be unreasonable damage?
Speaker 4 (24:56):
Well that all comes down to, you know, the one
about tearing the curtains that I don't think that's where
in tear so I think you would actually get that
covered out of the bond you with the tribunal is
that if your curtains are not brand new, they will
only issue you the value of the curtains, allowing for
the depreciation because the landlord's not entitled to betterment. So
(25:17):
if your curtains are eight years old, they'll say those
are eight year old curtains. They're worth nothing, so we'll
award nothing.
Speaker 6 (25:24):
Yeah, that's where that's where it's wrong, because curtains can
they can know your net curtains which way they do
they clawed them and rip them, but curtins they might
be were in tea. That's where Egans's going a bit
too much to the tenant's side. And I think I
was a pretty fair landlord. But end of the day
is if cats are cats, if they put in their
(25:45):
claws through it, well, that's not that that has called
through them. It's not where in tea that is deliberate
vandaliss am I call?
Speaker 4 (25:52):
Yeah, no, I agree with that as well.
Speaker 3 (25:54):
Yeah, well, so are you still a landlord, Pete?
Speaker 6 (25:58):
No, I'm not. But I'm just saying, you know, I
reckon the government should should be your right as a
land lord who you choose and your property. You know,
to look after your property. And if you're giving those
people the opportunity to have pets, it's up to them
to make sure their pets are not doing damage to
the property. If it's only fear.
Speaker 3 (26:19):
Okay, well we'll see what other people think. Thanks Pete. Actually,
somebody said apply the ninety day no cause if you're
not happy with pets arriving after a new tenancy. So
oh so you do have a remedy, but it's an
extreme one. But you can't say I'm getting rid of
you because of your pets. You could say, look, sorry,
I'm giving you a ninety days notice. Why because I
(26:40):
just feel like it.
Speaker 4 (26:41):
Yeah, well that's what That's the power of the ninety
day notice is that you do have the right to
just terminate the tendency if it isn't working for you.
Speaker 3 (26:48):
How much damage can a cat do in ninety days?
Quite loss?
Speaker 4 (26:51):
Yeah, they can. I mean you can also argue that
your property is not suitable. That's one of the conditions.
So I could see a lot of people removing a
small section of their fences so they can say that
they don't have a fully fenced backyard.
Speaker 3 (27:03):
Okay, oh, I love that that said. I can see
people doing it. But of course you wouldn't be advising that,
would you.
Speaker 4 (27:10):
Well you might well actually, I mean my house is
a I could take out one gate and then you
wouldn't be able to have a dog there.
Speaker 3 (27:17):
M and so as are we seeing that happening.
Speaker 4 (27:19):
With Well, this law hasn't really come in yet and
people aren't really talking about it that much. So I
don't think people are aware of just how much this
is actually going to change the power balance in terms
of pets. It's going to just completely switch it around.
Speaker 3 (27:32):
So have they got well, we'd love your calls on
this eight hundred and eighty ten eighty. Actually let's go
to or should we get I'm just checking with them, Well,
I need to go to a break on up with
my producer and she says it's okay, I can talk
to Sean. Thank you, Tyra. Sean.
Speaker 5 (27:46):
Hi, Sean, how are you good? Like to speak to the.
Speaker 3 (27:50):
He's here, he's here good?
Speaker 5 (27:53):
How are you look? Shall we unusual one for you?
I've been involved in a person applies for a flat,
got the credensals, but it happens to have the guide dog.
Speaker 3 (28:07):
Okay, well that's a different cup of tea.
Speaker 5 (28:09):
I think, respectfuly? Should I stop work? Can I continue?
As they say no animals?
Speaker 3 (28:19):
Yeah, okay. When I was interrupting, I was just saying,
it sounds like you have highlighted an interesting what's the
word part of the law where guide dogs are different,
aren't they?
Speaker 4 (28:31):
Yeah, they don't even count as they're allowed to go
wherever they want and you're not allowed to decline a
tenant based on them having a guide dog.
Speaker 3 (28:40):
But that sounds fair enough, doesn't it, Sean?
Speaker 5 (28:43):
Yes, I didn't realize that. I believe that may be happening.
But okay, they have free, free willy anywhere when it
comes to customs, supermarkets, doctors, areas or whatever.
Speaker 3 (28:58):
Yeah.
Speaker 5 (28:59):
Yeah, there has been cases where I know you've got
a dog.
Speaker 3 (29:02):
Yeah, yeah, guide dogs yeah, go everywhere. I mean, and
I don't think there'd be anyone listening to the show
who wouldn't think that it's okay to discriminate against someone
because they've got a guide dog. By the way, if
you want a dog, probably an ex guide dog would
probably be most acceptable to most landlords, wouldn't they.
Speaker 4 (29:19):
I absolutely, I think they'd be an excellent pet for
your Well, they're not obviously working as a pet there,
but if they are, an ex guy dog would be
a fantastic pet to have in there.
Speaker 3 (29:27):
Right, we'll be back in just a moment. The new
pet rules which are coming in. When are they coming in?
Speaker 5 (29:31):
Mike?
Speaker 4 (29:32):
As soon as the government releases the regulations, so we're
not actually sure. It's expected to be late twenty twenty five.
Speaker 3 (29:38):
Releases the regulations. So the law is what is the
religious sortive process? They've been a law change, but then
there's regulations that the minister is working out.
Speaker 4 (29:48):
Yes, they did it with a There was a law
change around domestic violence last about three years ago, and
they did the same thing where they changed the law
but said it won't actually kick in until we release
like this regulations and it took years for them to
release those, and the expectation is these regulations around what's
a dangerous dog and things like that will come out
later this year and then the law kicks in from there.
Speaker 3 (30:09):
Landlords, what do you reckon? Are you looking forward to
this legislation thinking great, I love having my tenants all
being happy with pets, or are you going to be
removing a gate or two so it's not that hospitable
to pets eight hundred and eighty ten eighty Do you
think the government got this right or wrong? What do
we need to see how it plays out? Twenty minutes
to five News Talks, he'd be yes, Welcome back to
the one roof radio show, talking about the the upcoming
(30:30):
rules around pets which are changing that you have to
have a good reason to say no. Basically, how do
you feel about landlords and also tenants? Do you think, actually,
you know this is a great rule because I've got
a lovely little I was trying to think of a
name of a breed of dog. I've got a lovely
pet and there's nothing wrong. And I've had all these
unreasonable landlords and so I'm glad that they're going to
have to have a good reason to say no to me.
(30:50):
Eight hundred eighty ten eighty. Give us a call, Cassie, Hello, Hello, How.
Speaker 7 (30:55):
Are you all right?
Speaker 3 (30:56):
Thanks? How are you?
Speaker 7 (30:58):
Yeah?
Speaker 4 (30:58):
Good?
Speaker 7 (30:58):
Thank you?
Speaker 3 (31:00):
What would you like to offer to the conversation?
Speaker 7 (31:03):
Oh, I just wanted to bring up a simple point. Really, So,
if you sign up for twelve months for a tendancy
and then you decide that you're going to bring a
pet in afterwards, the lander is just not going to
renew your lease. So that's the point for people to
think about as well.
Speaker 3 (31:19):
Mind you don't you think that's changed by the fact
that it's hard to get a tenant these days? So
are they going to have to suck it up? Or
what do you reckon?
Speaker 7 (31:27):
I guess it depends where you are in the country.
If you're in Queenstown, it's it's quite hard to find somewhere,
so and then you're going to have a bad reference too,
because they're probably not going to give you a good
reference if it's a private landlord as well.
Speaker 3 (31:39):
What are you doing?
Speaker 7 (31:40):
No, it's just some yeah, I mean for people to
think about.
Speaker 4 (31:43):
Yeah, it is a It is a good point. Is
that you know, if the if you're on a fixed term,
and if you're on a periodic, the landlord can give
a ninety day notice. So if you do go ahead
and take up the opportunity to get a pet, you
know the landlord could decide to not extend the tenancy.
So you know, it's it's a tricky one.
Speaker 3 (32:01):
Do you think it actually because you're a property manager?
Are so? Do you think it will work its way out?
Because if you are tenant with a lousy pet and
you're just I mean, do you think that people will
have a bit of respect because if it doesn't work out,
they'll get their nine and dad? Notice what do you think?
Speaker 5 (32:18):
Okay?
Speaker 7 (32:19):
And if you're on periodic as well, it's actually only
gone down to twenty one days, not now, so it's
only three weeks. So that's the thing. Do you want
to move your whole family around after three weeks?
Speaker 3 (32:30):
Hey? By the way, you in Queenstown. Yes, you can
have a level of smugness in Queenstown. I guess can't.
It's like, how's the tendency market in Queenstown? Is it
pretty pretty tight?
Speaker 5 (32:43):
Is it?
Speaker 1 (32:44):
Oh?
Speaker 7 (32:44):
Yes, it's pretty tight. What you've rented an apartment herefore
you rent a whole house room that likes to Christ
Church in Dunedan.
Speaker 3 (32:52):
And plenty of demand.
Speaker 7 (32:53):
Then yeah, well I guess it's the price you pay
for luxury a nice place.
Speaker 3 (32:59):
Yeah, nice to having you, Thanks Cassie, thanks for your call.
Let's go to Paul.
Speaker 1 (33:04):
Yeah, I own rentals and I had one of my
friends moving with the dog being nice to them. If
they pee on the carpet, shot on the carpet and everything,
you cannot get the smell out and sticks. You have
to replace the carpet, you know. So they've only paid
(33:24):
so much, you know, you have to go probably have
to go to tendency dribe you in order to you know,
to see if you get more money out, you know,
for you know, an animals smell with the carpet. If
they pee and shit on the you cannot get rid
of the smell.
Speaker 3 (33:43):
Any any pointers on that one microove?
Speaker 4 (33:46):
Well yes, so like dog urine has an enzyme in
it that actually breaks the carpet down. So the carpet
also ends up being like not repaarable. So yeah, they
do pose a risk, and it's a good opportunity if
your tenant does use this new clause to get a
dog then taking up some additional insurance making sure your
excess is low and your coverage is good would be
(34:06):
a good idea because two weeks extra pet bond isn't
going to go very far if you have to replace
all of your carpets.
Speaker 3 (34:12):
And are you going to be prepared for this?
Speaker 1 (34:15):
Paul, Well, I don't want them my plats. I've got
no fencing or anything like that. But they do. Tenants
do do try it on. But you know, I'm in
Wellington and it is getting hard. You know, virtually everybody
that comes around to see the place, a lot of
(34:36):
them are all on the doll Okay. You know, I
can't really find that many people that are working, you know,
to coming to see the place.
Speaker 3 (34:44):
Yeah, okay, thanks for your coll Do you think that
legislation like this is going to create a lot of
unnecessary tension because they haven't got it right, because you know,
it's always this balancing actor, is that tenants and landlords
and how they get on with each other.
Speaker 4 (34:57):
Yeah, I mean it's a big it's a big shift
towards giving the tenants this extra set of rights. I
guess it's just an over we're all trying to get
landlords to see their rental properties as a long term
investment that you have to have the tenant be allowed
to create their home. So, you know, people want to
have pets, and at the moment if you're a tenant,
(35:18):
it's almost impossible. So I believe the intention of this
was to try to allow more people to have the
benefit of having a pet, because I know there's all
sorts of research that says there good for you and
that they are net positive. So I guess that's what
they're trying to achieve here.
Speaker 3 (35:33):
Hey, thanks for your call. Right, let's take another one.
Let's go to Eric. Hello.
Speaker 8 (35:38):
Yeah, hi guys. Good conversation today. By the way, this
is a good subject.
Speaker 3 (35:42):
Cheers.
Speaker 8 (35:44):
I've been a rented myself in the past. On now
I'm own house. But you know, I kind of like
I'm on both sides here. I can see it from
the landlord's point of view and I can see it
from the rent's point of view. You know, is a
massive amount of I actually don't know anybody that doesn't
have a pet, Like everybody I know, really of people,
(36:06):
I don't know anyone that hasn't got a cat or
a dog or you know, whatever it may be. I
don't know anyone that.
Speaker 3 (36:11):
I don't have a pet. I don't have a pet.
Speaker 8 (36:14):
Okay, I know someone now then.
Speaker 3 (36:17):
Right, Oh, I wouldn't mind a dog.
Speaker 8 (36:20):
Yeah yeah, right, yeah. So you know, a massive, massive
amount of people in New Zealand own pets, just like
a massive amount of people have children. So you can
imagine if there was a law out there that said, hey, look, guys,
we'd love you to rent our house, but unfortunately we
can't have any kids in our house because they might
do some damage. There'd be an uproar.
Speaker 4 (36:40):
So you know what I think.
Speaker 3 (36:44):
Hearing you say that, Eric, it makes me think that
maybe the government was right to make some move on this,
but they need to make a move that protects landlord's
assets and that's maybe that's right from us.
Speaker 5 (36:55):
Yeah.
Speaker 8 (36:55):
Look, hey, they've got to get the balance right between
the rules, because I mean, there has to be a
bit of a negotiation between the landlord and the tenant
that they're going to at least look after the I
think the landlord's got the right to say, hey, look,
if your dog choose up the deck or destroys my carpet,
you're there to have some insurance to pay for that.
So I think you're going to have a change in
(37:16):
insurance companies actually probably ensuring for this sort of thing.
You'll see a lot of that happening now.
Speaker 3 (37:21):
Yep, it might keep much Yeah, I think seric, yeah, hey,
I'm going to keep moving running late for the break.
But can you ensure against the sort of stuff or
will in premiums be unreasonable because it's going to cause
a lot of damage.
Speaker 4 (37:32):
Well, that sort of damage is covered under landlords existing
building policy, but you could I could definitely see a
market where there could be an add on that. Maybe
you could in the perfect world, maybe the tenant could
pay for the tenant pet insurance.
Speaker 3 (37:45):
But not in this market, of course. No, it's like, yeah,
there we go. In fact, is there something about the
legislation that's been devised because it has been a landlord's
market for a very long time and that was when
the idea came up that and now it's the other
way around.
Speaker 4 (38:02):
It's like, oh yeah, so it's basically it was a
landlord's market, so they were able to just refuse. I mean,
we're still trying to encourage some of our owners that
are strictly no pets to open themselves up to pets
because it will get the property rented faster.
Speaker 3 (38:15):
Well, there you go catch twenty two. Isn't it double
edged sword? I think all those cliches right will be
back in just a moment. It's in nine minutes to
five new stalks. He'd be the one roof property of
the week on the Weekend Collective. Yes, and the one
roof property of the week. Well, it's always a doozy
and I liked it. These days we share our one
roof property of the week with our guests as well,
(38:37):
so we'll get Mike's take on this as well. But
it's a property six Russell Street, Devonport, north Shore City.
It's six bedrooms, five bathrooms, three car gars. The house
itself is five hundred and forty seven square meters and okay,
it's not entry level, is it, Mike. It's got an
(38:57):
RV of six point eight million. Estimate is around the
six million dollar mark. Could you tenant it? Do you think?
Hang on a second, I just push a button there.
Speaker 4 (39:07):
We could for probably about five thousand dollars a week.
But it'd have to be some sort of movie star
to be living there. It's a beautiful property.
Speaker 3 (39:13):
How would you describe the it in general, is what's
the thing that stands out most to you?
Speaker 4 (39:19):
Oh, it's an exceptional property and if you did happen
to buy it, you wouldn't just be buying that home,
but you'd probably be taking a couple of shots off
your handicap because there is a chipping and putting green
in there as well.
Speaker 3 (39:28):
Yeah, that is quite spectacular, isn't it. So they've got it,
they basically have. It's been a major transformation project and
they've had a renowned and terior designer, Paul Azard, who's
been the master mind behind a lot of prestigious restaurants
and boutiques anyway, So they've created this amazing living environment.
And as I say, it's always worth going to have
a look at these properties because whether or not you
(39:50):
can afford them. And looking at it, I'll tell you
what it is. The pool, the chipping green, and it's
actually for Devnport. The frontage looks quite small, but then
you sort of have a look at the area of view,
it's like it just gets It's like tartis. It's got
this modest little frontage and then it's just this behem
at that back.
Speaker 4 (40:09):
It's huge.
Speaker 3 (40:11):
Yeah, So we'll go and check it out. If you're
in the ballpark. Well maybe if you've bought your lotto
ticket then you might be in the market for this. Yeah,
you have a you'd have a few million left over.
I think it's fifteen million. Powerful. Hey Mike, thanks so
much for coming in. Got plans for this evening off
to watch the Warriors now, oh of course yes, and
(40:31):
we'll be having a chat when we wrap sport at
the end of that we'll be part way through that game.
So good stuff, go the Warriors.
Speaker 4 (40:36):
Excellent, Thank you, and.
Speaker 3 (40:37):
You can check out Mike at his company, which is
a SPA property management. What's their website.
Speaker 4 (40:44):
Addressed for that, spire Property dot co dot nz.
Speaker 3 (40:46):
Excellent. Right, we will be back very shortly. We're talking
parenting and we're having a chat about just there's been
some issues about kids with weight and how do you
address those issues with children? And also manners. What happened
to manners? Are they important? Does management? They say manners?
Maketh man War's view. That's a bit gender, isn't it.
(41:08):
But we'll discuss that.
Speaker 2 (41:10):
For more from the Weekend Collective.
Speaker 3 (41:12):
Listen live to newth Talk ZB weekends from three pm
or follow the podcast on iHeartRadio
You're listening to the Weekend Collective podcast from News Talks.
Speaker 2 (00:09):
B that's welcome back to the show.
Speaker 3 (00:40):
On a little bit of a C d C thunderstruck
that As I have mentioned before, we often let our
guests choose the opening number, and so yes, my guest
from Badger introduce this is the one roof radio show.
But before I get into that, if you did miss
our panel, a fantastic discussion on a bunch of things,
some of the big issues of the week with Joe
(01:00):
McCarroll and Pete wolf Camp, And if you missed it,
then you can go and get it on iHeartRadio or
go to the News Talks evy website. We get our
stuff up online pretty quickly after we've concluded each hour,
so go and check it out. But right now we
want your calls eight hundred and eighty, ten eighty and
text on nine two, nine to two. And the question
is going to be about what's one for both landlords
(01:21):
and tenants, because the data is showing an increase in
the number of days that rental properties are standing empty.
So it's basically, if you're a landlord, it's hard to
harder to get a tenant for your property. So if
you're a landlord, what is your approach to trying to
get someone in and get them on your books? And
if you're a tenant, what is the thing that attracts
you most that might make you go, you know what,
(01:42):
I've got a choice of properties. But I mean is
it location, location, location, or is it dollars and dollars
and dollars or is it I don't know something about
the house they've it's nice lick of paint, new kitchen,
new bathroom and anyway, so we want your calls. Eight
hundred eighty ten eighty. And my guest is managing director
at Aspire Property Management and his name is Mike. It
(02:04):
getson Mike. Must to see you.
Speaker 4 (02:06):
Thank you, Nice to see you too.
Speaker 3 (02:07):
How's has your weekend going? All right?
Speaker 4 (02:09):
Ah? Yeah, going well? So far?
Speaker 2 (02:11):
Do you now you tell us.
Speaker 3 (02:12):
A little bit about the Spire Property Management. I guess
it's in the title, isn't really?
Speaker 4 (02:17):
Yes, So we manage residential and commercial property and we
manage over one thousand properties across Auckland, Hamilton and Tarama.
Speaker 3 (02:25):
Okay, And I mean the data is telling a story
that there's an increase in the number of days rental
properties stand empty. That is such a sterile phrase, isn't it.
So just tell us from where the metal hits the
road on your point of view, how a landlord's finding
it finding tenants.
Speaker 4 (02:40):
Yeah, so it is slower to find a tenant now.
It's roughly taking six days longer than this time last
year to find a tenant and that's sort of driven
by the fact that across New Zealand there's thirty three
percent more listings today than the we this time last
year and across Auckland is twenty four percent more listings.
So we have also heard from trade me that demand
(03:00):
is down by seven percent. So when you marry the
increase in supply the decreased demand, rental properties are going
to take a little bit longer to get rented.
Speaker 3 (03:08):
So does that mean money as well? Does it mean
people are I mean they're not putting their rates up
obviously for the are people are landel's dropping the rates
or does the financial commitment they've got to the property
dictating that they're just holding.
Speaker 4 (03:22):
Well that sort of It depends that you've got two groups.
You've got the group of people that are meeting the
market and so for example, at Aspire. Ninety percent of
our properties have rented this year in nineteen days. The
other ten percent we sort of drilled into that to
be like, why are they taking longer to rent? And
one of the reasons they were taking longer to rent
is some of the owners we're looking for a rent
(03:42):
increase at a time where rents have gone down three
point three percent in Auckland and two point two percent
across the whole country.
Speaker 3 (03:50):
What's the average waiting time to get a tenant? And
did you say it it's not for you for everyone?
Speaker 4 (03:56):
For everyone, I believe it's twenty four days in Auckland
and higher in other regions like Stratford for example, it's
thirty five days. So it depends on the area, but
twenty four days is about the right one and plus
six days on last year.
Speaker 3 (04:10):
But yours is nineteen for ninety percent of the properties.
Ah okay, So what's what's what's the secret do you
think to getting a tenant in your property?
Speaker 4 (04:21):
It comes down to the three p's. It's price, presentation,
and process. So you know, in order to meet that number,
we've actually hired a new staff member completely to go
into the Lettings team because it actually takes a lot
more work now to get the property rented. You can't
just put up a one viewing a week sign and
just hope that the tenants turn up. You've got to
engage with every inquiry. You've got to persuade them to
(04:44):
come to your property. It's it's a tenants market at
the moment, so you have to go out there, find
the tenant and persuade them to rent your property. It's
not the same as it was a couple of years ago.
Speaker 3 (04:54):
What's the easiest thing to convince a landlord to do
to get a tenant.
Speaker 4 (05:00):
Probably just doing a little bit of routine maintenance between tenancies.
So one of the things that we found in that
ten percent that took longer than nineteen days is that
there might have been some outstanding maintenance. So if you
are a landlord and you're looking to get a tenant,
don't leave maintenance undone like, get it done straight away.
Give your property a house wash, clear the gutters, and
also get your healthy homes work done. Now has to
(05:21):
be done by the first of July, but just have
it all done. It just looks better to a tenant.
They like to see that the landlord is someone that
looks after their property and sort of takes care of it.
If you've got a property that it doesn't look like
you care about it, it's just not going to get
chosen by a tenant at the moment.
Speaker 3 (05:37):
How's the what about? How does the haggle play out
these days? I mean, because obviously if the landlords who
are doing their own finding their own tenants, that's you know,
that's one story. But how do you guys approach the
question of well, you might have a really really good tenant,
but that'd be like listen, I mean, I really I
think the property is worth only about about fifty bucks
(05:59):
a week less than you're wanting for it. How does
that process and how often is that happening? How often
is there a haggle?
Speaker 4 (06:05):
There is a bit of that. Some tenants will approach
you and say that they can pay a little bit less,
and if they are a good tenant, you turn around
and try to negotiate something that works with the landlord.
You know, if you've got a four bedroom property and
it's only going to be two adults living in there,
then there's going to be some benefits to the landlord.
It's really just about getting that vacancy timed down, so
(06:25):
you know there are deals to be made, and you
know tenants have approached us with a slightly lower offer
and sometimes the landlord accepts them, sometimes they don't.
Speaker 3 (06:34):
So you basically always have staff to go to the
landlord you have a certain price, or do you actually well,
I mean this is behind the scenes stuff you probably
can't tell me, but I mean, how does it work
with because obviously you know there's a lot of it's
an intensive process from your guys point of view, So
do you actually have a chat with the landlords about saying, look,
we'll put it on for I don't know, five hundred
bucks a week, but are you prepared to except four fifty,
(06:57):
in which case they might be like, well you'll you'll
just drop it so we can tenant the place because
it's easier for you. So how does that process play well?
Speaker 4 (07:05):
It helps if you've got good trust with the landlord,
so obviously you want to make sure that they understand
that you're not just undercutting the rent to make your
job easier. I would say ninety five percent of property
managers do have to get the owner to sign off
on any price reduction, and we do it aspire. If
we agree that we're going to list it at a
certain price, we get their permission before we drop it down,
(07:26):
and we do that by explaining to them the benefits
of meeting the market and how we tried it at
five hundred and it hasn't been We're not getting enough inquiries.
Let's go to four eighty.
Speaker 3 (07:37):
The what are the common factors for properties that aren't renting.
Is it just they've got the price wrong, or is
it all those things you're talking about the price, or
they haven't washed the place, or it's looking a little
bit unloved, and people go, well, this is not a
good sign. I mean to me as a tenant. If
I was a tenant and I was turning up to
a place, if it was looking unloved, I'd be thinking.
I'd probably be thinking, unless I was thinking, maybe the
(07:59):
landlords don't care, so I can witness for ages without
worrying about it. But I'm probably thinking this is not love.
It's going to be problematic to get anything done when
I'm in the property.
Speaker 4 (08:09):
Yeah, I mean, that is definitely one of the criteria.
Another thing is that, you know, the rental market has
been so good for landlords for so long that you
have some properties where they might have a part of
a quirk. Let's say maybe it's a purple bedroom or
a maroon feature wall in the lounge, and in a
you know, in a ball market, that property is still
going to rent. But as soon as the tenants start
(08:30):
having choice, they're not going to take the property that
has a quick They'll just take the property next next
door that doesn't have it.
Speaker 3 (08:37):
Unless they're an emo perhaps, because then a purple feature
war might work quite well.
Speaker 4 (08:41):
Well exactly, you might get the odd tenant that really
likes it, but the majority you're going to say, oh,
that's not my cup of tea.
Speaker 3 (08:46):
Basically, actually, our safety you have to play it with
the interior design and the way a property looks inside.
I mean, is there a sort of safe, happy, sort
of medium where slight off white, neutral colors, nothing too
in your face grays and very very light creams or
(09:07):
something that's as bold as you get.
Speaker 4 (09:09):
Absolutely, because then you give the tenants like a base
that they can use for all their furniture. If you
have a color scheme and your property and the painting
and fixtures, it's just going to make it a little
bit harder to match up to what the tenants already have.
And again, when the times are good, it doesn't really matter.
But when the rental market gets tight like it is now,
then you know you do want to have your charcoal
carpets and your off white walls just to basically play
(09:32):
it safe to appeal to as many possible tenants.
Speaker 3 (09:35):
What about landlords who are really how do you counsel
landlords or advise them if because there will be people
who've got into property and they've you know, they might
have had a bad luck with slow tenant tenanting, they're
under a lot of financial pressure. How do you advise
(09:55):
those clients? Because the financial pressures I think just about
the worst thing in the world. If they're hemorrhaging money,
how do you counsel them when it comes to just hey, look,
we'll get it tenanted. I know this is tough, but X,
Y and Z are going to happen and eventually we'll
get someone in.
Speaker 2 (10:12):
Yeah.
Speaker 4 (10:12):
I mean it can be hard because, like you said,
there's a lot of landlords that are actually under financial pressure.
But you just have to explain to them about how
the property will be vacant and when it's empty, it's
zero dollars a week, and if you have property rents
for seven to fifty, you're better to get seven thirty
straight away then hold out for another thirty days to
get that seven to fifteen.
Speaker 3 (10:33):
Is there something as well as because there'll be people
who are tenants who are listening who have had had
a Oh look the rent's going up. Look that's just
the market. Look that's just the market. So there'll be
tenants are going well, landlord's having a tough time. Get stuffed.
You put the market up as soon as the market
is going well. Does it? Is there some sort of
(10:54):
philosophical approach that landlords can take which means that I
mean it only plays out for a good tenant, but
about not putting the property up all the time and
when market dictates, you know, not exploiting the maximum all
the time. Is there is there something in that in
terms of just the relationship that landlords have with tenants.
Speaker 4 (11:14):
Yeah. I mean a lot of our clients, if they've
got a long term tenant that is a good tenant,
they don't. We will say how your property could rent,
We do a rent review, say it's worth seven fifty,
and they'll say, let's just leave it where it is
for another year because they understand the value of keeping
the same tenant long term. A tenant that looks after
the property, reports maintenance in a timely fashion, they're worth
more than twenty dollars a week.
Speaker 3 (11:36):
Yeah, look, we'd love to take your calls on this
eight hundred and eighty ten and eighty. I mean, the
question is how much is a good tenant worth as well?
But if you're a landlord and you're under a bit
of pressure with the leading your property, what steps have
you taken that have made the difference between tenanting it
or not? Or do you simply play the waiting game
and eventually someone will roll in and away you go.
We'd love your cause on this. But also I'm not
(11:58):
sure if I should ask the question about are you
sympathetic to landlords who a struggling to rent because I
hate them and us sort of thing because good tenants
you get lousy tenants, and the same with landlords as well.
But i'd love your calls on eight hundred and eighty
ten eighty Texte two. It's nineteen past four.
Speaker 2 (12:32):
I want to be now ever here with you. Now.
Speaker 3 (12:37):
That's welcome back to the wonderof radio. Show on Tim Beverage.
My guest is Mike Apkinson. He's managing director at a
spy property management. I don't want to say that it's
tough times for landlords. It's tough getting a tenant these
days because there are more properties on the market. Actually, Mike,
why why is it suddenly so much tougher Because we're
still are having people coming into the country. It's not
like we have we got a negative net loss. What
(12:59):
are the reasons that the tenancy market has softened so much?
Speaker 4 (13:02):
Well, our net migration figures that just came out of
plus twenty four thousand for the year, and I believe
last year it was plus seventy so we've gone but.
Speaker 3 (13:11):
That's still plush.
Speaker 4 (13:12):
But we rely on about a Typically our net migration
is about sixty thousand a year over the last eight years.
So the economy and the rental market relies on just
a steady stream of people coming through the airport every day.
And at the moment it's still coming through, but it's
just a lot less than normal.
Speaker 3 (13:29):
Because we're not so I'm still getting ahead around this,
but we're still are having more people. It's not like
we're on fire with construction is it? So do we
know why?
Speaker 4 (13:40):
I think there are some other factors as well. I
think you've got younger people staying at home with their
parents for longer because it's expensive out there, so they
decide to just stay at home for longer. And then
you've got people it's a cost of living crisis, so
people are doing things to save money. So you might
get two couples living together instead of living in separate units,
and so that is effectively eliminating people from the tenant pool.
Speaker 3 (14:03):
How does it affect how to financial times and the
toughness to get a good tenant affect landlord's attitudes to
maybe not lousy tenants, but tenants who are not ideal.
I mean, how much does it mean people are putting
up with worth with worse?
Speaker 4 (14:20):
In some cases people are because we have one property
on our books where their owner knows that they're going
to have to do significant repairs and refresh the property
when the tenant leaves, and there's a tenant that's two
weeks behind in the rent and they're okay with it
because they don't want to have the tenant move out.
Speaker 3 (14:39):
That does sound like an unfortunate situation to be in.
So what point would they are we seeing more of that.
Speaker 4 (14:45):
With well, we sort of don't advise it because then
as soon as you start going will they're two weeks behind?
Then that turns into four weeks behind, and then it
turns out it would have been just cheaper to replace
the carpets when they moved out. So, but that's an
individual property owner's discretion how long they want to do that.
But we are seeing more of it, and you know,
three years ago it would have been there behind in
(15:06):
the rent move them on?
Speaker 3 (15:08):
What are the chief reasons that people are gaining? What
are the most common reasons people end up in the
tenant cent tribunal? Is it damage to property or is
it unpaid rent?
Speaker 4 (15:16):
Or it's renter rears. It's something like ninety five percent
of claims are tenant renterreers.
Speaker 3 (15:23):
And so why do you need the tenths to be off?
I mean, I just you just need an order? How
does it all play out? What going to the tenants
if you haven't been paid rent for a while? What
does what effect is getting a tennis stripal order mean?
Speaker 4 (15:36):
Does it mean you can you can then a victim
after you have been to the tenant.
Speaker 3 (15:39):
Ceter so that's what you're after. How about getting your money?
Speaker 4 (15:42):
Does that doesn't happen?
Speaker 3 (15:43):
Okay? Because okay, so when you go for renter rears,
it's about getting rid of someone.
Speaker 4 (15:50):
Yeah, and you do get a court order that says
person X owes you, you know, three thousand dollars and
then you can hand that to a deck colicktor and
they do they look, I'm joking, they do get paid.
I had a tenant that I victored in like twenty
fifteen and he's still paying me five dollars a week,
and it stops and it starts, and it just depends
on whether or not they have a job where they
get pay takes.
Speaker 3 (16:10):
That's pretty grim, isn't it It is?
Speaker 4 (16:12):
But I am getting the money eventually.
Speaker 3 (16:13):
What's the rule around bonds?
Speaker 2 (16:15):
Then?
Speaker 3 (16:15):
Does the tenancy tribunal ever give an.
Speaker 4 (16:18):
Award for yes, so they will afford fit the bond.
So they'll award to forfeit the bond. But the issue
with the tenancy tribunal is if the tenant goes into
renjury is it'll take six weeks before you get to
a hearing. If you're lucky, maybe eight. So the bond's
only four weeks so you'll get the four weeks of
the bond and then you'll have to decollect the other
four plus whatever damage they've done.
Speaker 3 (16:39):
What about the other way around? What is the thing
that do tenants often take landlords to the tenths tribunal?
Speaker 4 (16:46):
They do. They can do that for a myriad of reasons,
whether it's maintenance not being carried out, healthy home certificates
not being issued with the tenancy agreement. They used to
do it a bit more under the old rules where
you couldn't give a tenant a ninety day notice, but
now obviously tenants could get given a ninety day notice,
and you know, it could be deemed retaliatory, but it's
(17:08):
definitely a threat that the landlord has up their sleeve.
Speaker 3 (17:10):
Which what's so, what's the most common reasons the tenant
takes a landlord to the tribunal.
Speaker 4 (17:17):
Not doing maintenance or repairs that they think should be done,
and often their improvements or things that weren't discussed prior
to the tendancy. It's just really important to communicate what's included,
what's not included, make sure that everyone's on the same
page in terms of expectations around the property improvements.
Speaker 3 (17:35):
Would be. I would have thought that'd be quite a
tough one. It's not if you've taken on a property
unless you've got something in writing about. I mean, what's
the improvements we're talking about here? Getting a lick of
paint or cleaned or the right gutters. Well, that's that's maintenance,
isn't it.
Speaker 4 (17:47):
Yeah, But you can have ones. We had one where
the tenant the rooms. They thought the rooms all got
too hot, and so they wanted heat pumps put into
every room, not bloody. And so then they took the
landlord to so anyone can file at the Tendency Tribune
whether their claim has merit or not as up to
the adjudice to decide, Well, how would that go? Well,
(18:08):
sometimes they just dismissed straight away.
Speaker 3 (18:11):
Is that a real case you're talking about.
Speaker 4 (18:13):
They never actually ended up going to the tribune on
that one, but they did want to do that. We
managed to meet with them, chat to them, and I
believe in that case the landlord actually did put a
heat pump into one of the bedrooms as well.
Speaker 3 (18:24):
Oh okay, that war that was very reasonable. Love them,
we'd love your calls. I eight one hundred and eighty
ten eight if you're a landlord or a tenant, how
has it gone south for you? But also how do
you preserve that relationship? Because if you've got a good landlord,
you want to stay living there. But if if you're
a landlord and you've got a good tenant, obviously you
want to keep them sweet as well. So what's the
secret to keeping your tenants in this market as well?
We'd love what love? Your calls on I eight hundred
(18:47):
eighty ten eighty can text on nine two nine two now,
because there is there's been a change with There's been
a change with pets, isn't there?
Speaker 4 (18:54):
Yes, there has, so there's a there was a Residential
Tenancies at amendment that passed a few years ago with
a change to the PET laws that is going to
come into effect expected late twenty twenty five. So it
hasn't changed yet, but it will do as soon as
the government releases the regulations.
Speaker 3 (19:12):
Sorry, who has changed the law? Is it this government?
Speaker 4 (19:14):
Yes? This government?
Speaker 2 (19:15):
Okay?
Speaker 3 (19:15):
And what have they said? What's the difference with the
PET law between what it's going to be and what
it is now?
Speaker 4 (19:20):
Well, you'll be allowed to collect a two week rent
PET bond, but the landlord will not.
Speaker 3 (19:25):
On top of your bond, on top of the BAKT
six weeks, six weeks, okay, carry on, Well, there is
a side not bad, except you've got to be able
to get the bond awarded to you.
Speaker 4 (19:36):
And so often when you go to the tribunal and
you're claiming pet damage, they say, well, extra wear and
tear because you're allowed a pet.
Speaker 3 (19:44):
Well, that would surely have to plan. That would have
to change because you don't allow pets you have to
take So what's the right of a tenant with regards
to a pet.
Speaker 4 (19:53):
So the new law change that's coming in is that
the landlord can't unreasonably withhold consent to you getting a pet.
So you just ask for a pet, and provided that
there's not like a body corporate rule that says you
can't have them, or there's not adequate fencing or it's
a dangerous dog breed, the landlord basically has to say yes.
So it's gone from being able to say no to
basically you have to say yes.
Speaker 3 (20:15):
So one would assume that because you can't really say no,
that there would have to be a change to the
whole bond thing, wouldn't they Because saying you're allowed a pet,
that's where and tear. It's like, well, the law made
me allow a pet.
Speaker 4 (20:31):
I don't think there will be because that is all
the tenantcy tribunal rulings sort of come through the Ministry
of Justice, and what they do is just their interpretation
of the law that's written down on the piece of paper.
And there isn't anything in the legislation about allowing less
we're in tear for a pet because they've got the
right to have one.
Speaker 3 (20:50):
So that doesn't seem very landlord friendly, does it.
Speaker 4 (20:54):
It's not very landlord friendly.
Speaker 3 (20:55):
Actually, let's not say landlord that's if it's do you
think that we get we lose sight of the fact that, okay,
we want landlords and tenants to or to treat each
other respect right, but that you're the owner of that property.
I'd like to think that you could actually say, you
know you're I mean, you can say no to particular
(21:17):
tenants because you accept them where you don't. So could
you say to a tenant, are you intending to bring
pets in here? Oh? And should you be able to
do that? Because I'd want to know have you got
a big fat labrador that's got a bit of a
runny bottom.
Speaker 4 (21:32):
Yes, well, I mean you can at the moment, but
under the new people could put it on their tenant
application that they don't have a dog, and then they
could request one after they've moved in. So it's going
to just open the floodgates. In terms of pets, two
thirds of New Zealand households have a pet, but only
thirteen percent of rental properties allow pets. So it is
a bit unfair that tenants basically does never get to
(21:55):
have pets. But on the flip side, pets do quite
a bit of damage at a property, So I think
a better way to handle it would be to allow
tenants to pets, but make them more, make them responsible
for any damage that has occurred, and not just wave
it away as pet wear and tear.
Speaker 3 (22:12):
Yeah, well look you can give us your calls on that,
because look, I tend to think that if I tend
to think most people are reasonable, aren't they and most
landlords reasonay come to pets. But you said that only
thirteen percent of the properties allow pets, whereas well, that
would discriminate against a lot of people, especially on their
own I mean they want to have a pet or
a dog or a cat. I assume we're talking we're
(22:33):
not talking about pet gorillas.
Speaker 4 (22:37):
A lot of the landlords are reasonable, but there's also
there was always like a school of thought that you
just say no pets because they do propose an extra
risk and they're not really reflected in the rent that
you collected in So from a purely business point of view,
a lot of landlords just say no pets, and if
you can get away with it in a good market,
then that's no cats scratching your carpet, no dogs ripping
(22:58):
up the decks in the backyard. So's they just look
at it from that perspective.
Speaker 3 (23:03):
Hot take, Then do you agree with this law?
Speaker 4 (23:06):
I think it should have had a little bit more
thought put around responsibility for tenant damage. And I know
they are sorry pet damage. They said, this extra pet
bond is coming in, but it's absolutely worthless if the
tribunal won't ever reward it to you.
Speaker 3 (23:19):
Can you contract out of that?
Speaker 5 (23:21):
Can you?
Speaker 3 (23:22):
Oh my goodness, okay, your cause on that? Do you
think it's Do you think the law's right? So there's
been a there will be a change coming in with
the pet laws that basically you can't really say no
to a pet unless it's for some unreasonable reason. Yeah,
give us a call, because it does seem that that's
just another another thing that people can bring onto the
property which is going to potentially ruin your property. Oh
(23:45):
eight hundred eighty ten eighty list takes and calls pete Hello.
Speaker 6 (23:49):
Yeah, I don't think it's not fear like the government's
in the fear and getting t PC again. I reckon
that if you're the owner of a property, it should
be your wish whether you want pets or not. Because
I've been able to seize myself and in my house
I had a couple of times I know myself as
I had cats in my place allowed I didn't at
(24:10):
one stage and I feel like I she seemed a
nice enough tenant, so they'd have a cat, and then
before I realized she didn't. Only once you had two
and they end up ripping the curtains. So if you
if they want their pets, if they're not responsible, and
I think they should be, well you're just saying is
they should pay for the not wear and tear. Because cats,
(24:33):
if they dogs, whatever demon they it's called through those
animals you know, has been caused by them, they should
pay for the for the for the repair of the
curtains or whatever they they're doing damage to your property.
Speaker 3 (24:46):
Well, I would think, so what's your I mean, what
do we know about how much where that sits? Now
with regards to damage, what would be unreasonable damage?
Speaker 4 (24:56):
Well that all comes down to, you know, the one
about tearing the curtains that I don't think that's where
in tear so I think you would actually get that
covered out of the bond you with the tribunal is
that if your curtains are not brand new, they will
only issue you the value of the curtains, allowing for
the depreciation because the landlord's not entitled to betterment. So
(25:17):
if your curtains are eight years old, they'll say those
are eight year old curtains. They're worth nothing, so we'll
award nothing.
Speaker 6 (25:24):
Yeah, that's where that's where it's wrong, because curtains can
they can know your net curtains which way they do
they clawed them and rip them, but curtins they might
be were in tea. That's where Egans's going a bit
too much to the tenant's side. And I think I
was a pretty fair landlord. But end of the day
is if cats are cats, if they put in their
(25:45):
claws through it, well, that's not that that has called
through them. It's not where in tea that is deliberate
vandaliss am I call?
Speaker 4 (25:52):
Yeah, no, I agree with that as well.
Speaker 3 (25:54):
Yeah, well, so are you still a landlord, Pete?
Speaker 6 (25:58):
No, I'm not. But I'm just saying, you know, I
reckon the government should should be your right as a
land lord who you choose and your property. You know,
to look after your property. And if you're giving those
people the opportunity to have pets, it's up to them
to make sure their pets are not doing damage to
the property. If it's only fear.
Speaker 3 (26:19):
Okay, well we'll see what other people think. Thanks Pete. Actually,
somebody said apply the ninety day no cause if you're
not happy with pets arriving after a new tenancy. So
oh so you do have a remedy, but it's an
extreme one. But you can't say I'm getting rid of
you because of your pets. You could say, look, sorry,
I'm giving you a ninety days notice. Why because I
(26:40):
just feel like it.
Speaker 4 (26:41):
Yeah, well that's what That's the power of the ninety
day notice is that you do have the right to
just terminate the tendency if it isn't working for you.
Speaker 3 (26:48):
How much damage can a cat do in ninety days?
Quite loss?
Speaker 4 (26:51):
Yeah, they can. I mean you can also argue that
your property is not suitable. That's one of the conditions.
So I could see a lot of people removing a
small section of their fences so they can say that
they don't have a fully fenced backyard.
Speaker 3 (27:03):
Okay, oh, I love that that said. I can see
people doing it. But of course you wouldn't be advising that,
would you.
Speaker 4 (27:10):
Well you might well actually, I mean my house is
a I could take out one gate and then you
wouldn't be able to have a dog there.
Speaker 3 (27:17):
M and so as are we seeing that happening.
Speaker 4 (27:19):
With Well, this law hasn't really come in yet and
people aren't really talking about it that much. So I
don't think people are aware of just how much this
is actually going to change the power balance in terms
of pets. It's going to just completely switch it around.
Speaker 3 (27:32):
So have they got well, we'd love your calls on
this eight hundred and eighty ten eighty. Actually let's go
to or should we get I'm just checking with them, Well,
I need to go to a break on up with
my producer and she says it's okay, I can talk
to Sean. Thank you, Tyra. Sean.
Speaker 5 (27:46):
Hi, Sean, how are you good? Like to speak to the.
Speaker 3 (27:50):
He's here, he's here good?
Speaker 5 (27:53):
How are you look? Shall we unusual one for you?
I've been involved in a person applies for a flat,
got the credensals, but it happens to have the guide dog.
Speaker 3 (28:07):
Okay, well that's a different cup of tea.
Speaker 5 (28:09):
I think, respectfuly? Should I stop work? Can I continue?
As they say no animals?
Speaker 3 (28:19):
Yeah, okay. When I was interrupting, I was just saying,
it sounds like you have highlighted an interesting what's the
word part of the law where guide dogs are different,
aren't they?
Speaker 4 (28:31):
Yeah, they don't even count as they're allowed to go
wherever they want and you're not allowed to decline a
tenant based on them having a guide dog.
Speaker 3 (28:40):
But that sounds fair enough, doesn't it, Sean?
Speaker 5 (28:43):
Yes, I didn't realize that. I believe that may be happening.
But okay, they have free, free willy anywhere when it
comes to customs, supermarkets, doctors, areas or whatever.
Speaker 3 (28:58):
Yeah.
Speaker 5 (28:59):
Yeah, there has been cases where I know you've got
a dog.
Speaker 3 (29:02):
Yeah, yeah, guide dogs yeah, go everywhere. I mean, and
I don't think there'd be anyone listening to the show
who wouldn't think that it's okay to discriminate against someone
because they've got a guide dog. By the way, if
you want a dog, probably an ex guide dog would
probably be most acceptable to most landlords, wouldn't they.
Speaker 4 (29:19):
I absolutely, I think they'd be an excellent pet for
your Well, they're not obviously working as a pet there,
but if they are, an ex guy dog would be
a fantastic pet to have in there.
Speaker 3 (29:27):
Right, we'll be back in just a moment. The new
pet rules which are coming in. When are they coming in?
Speaker 5 (29:31):
Mike?
Speaker 4 (29:32):
As soon as the government releases the regulations, so we're
not actually sure. It's expected to be late twenty twenty five.
Speaker 3 (29:38):
Releases the regulations. So the law is what is the
religious sortive process? They've been a law change, but then
there's regulations that the minister is working out.
Speaker 4 (29:48):
Yes, they did it with a There was a law
change around domestic violence last about three years ago, and
they did the same thing where they changed the law
but said it won't actually kick in until we release
like this regulations and it took years for them to
release those, and the expectation is these regulations around what's
a dangerous dog and things like that will come out
later this year and then the law kicks in from there.
Speaker 3 (30:09):
Landlords, what do you reckon? Are you looking forward to
this legislation thinking great, I love having my tenants all
being happy with pets, or are you going to be
removing a gate or two so it's not that hospitable
to pets eight hundred and eighty ten eighty Do you
think the government got this right or wrong? What do
we need to see how it plays out? Twenty minutes
to five News Talks, he'd be yes, Welcome back to
the one roof radio show, talking about the the upcoming
(30:30):
rules around pets which are changing that you have to
have a good reason to say no. Basically, how do
you feel about landlords and also tenants? Do you think, actually,
you know this is a great rule because I've got
a lovely little I was trying to think of a
name of a breed of dog. I've got a lovely
pet and there's nothing wrong. And I've had all these
unreasonable landlords and so I'm glad that they're going to
have to have a good reason to say no to me.
(30:50):
Eight hundred eighty ten eighty. Give us a call, Cassie, Hello, Hello, How.
Speaker 7 (30:55):
Are you all right?
Speaker 3 (30:56):
Thanks? How are you?
Speaker 7 (30:58):
Yeah?
Speaker 4 (30:58):
Good?
Speaker 7 (30:58):
Thank you?
Speaker 3 (31:00):
What would you like to offer to the conversation?
Speaker 7 (31:03):
Oh, I just wanted to bring up a simple point. Really, So,
if you sign up for twelve months for a tendancy
and then you decide that you're going to bring a
pet in afterwards, the lander is just not going to
renew your lease. So that's the point for people to
think about as well.
Speaker 3 (31:19):
Mind you don't you think that's changed by the fact
that it's hard to get a tenant these days? So
are they going to have to suck it up? Or
what do you reckon?
Speaker 7 (31:27):
I guess it depends where you are in the country.
If you're in Queenstown, it's it's quite hard to find somewhere,
so and then you're going to have a bad reference too,
because they're probably not going to give you a good
reference if it's a private landlord as well.
Speaker 3 (31:39):
What are you doing?
Speaker 7 (31:40):
No, it's just some yeah, I mean for people to
think about.
Speaker 4 (31:43):
Yeah, it is a It is a good point. Is
that you know, if the if you're on a fixed term,
and if you're on a periodic, the landlord can give
a ninety day notice. So if you do go ahead
and take up the opportunity to get a pet, you
know the landlord could decide to not extend the tenancy.
So you know, it's it's a tricky one.
Speaker 3 (32:01):
Do you think it actually because you're a property manager?
Are so? Do you think it will work its way out?
Because if you are tenant with a lousy pet and
you're just I mean, do you think that people will
have a bit of respect because if it doesn't work out,
they'll get their nine and dad? Notice what do you think?
Speaker 5 (32:18):
Okay?
Speaker 7 (32:19):
And if you're on periodic as well, it's actually only
gone down to twenty one days, not now, so it's
only three weeks. So that's the thing. Do you want
to move your whole family around after three weeks?
Speaker 3 (32:30):
Hey? By the way, you in Queenstown. Yes, you can
have a level of smugness in Queenstown. I guess can't.
It's like, how's the tendency market in Queenstown? Is it
pretty pretty tight?
Speaker 5 (32:43):
Is it?
Speaker 1 (32:44):
Oh?
Speaker 7 (32:44):
Yes, it's pretty tight. What you've rented an apartment herefore
you rent a whole house room that likes to Christ
Church in Dunedan.
Speaker 3 (32:52):
And plenty of demand.
Speaker 7 (32:53):
Then yeah, well I guess it's the price you pay
for luxury a nice place.
Speaker 3 (32:59):
Yeah, nice to having you, Thanks Cassie, thanks for your call.
Let's go to Paul.
Speaker 1 (33:04):
Yeah, I own rentals and I had one of my
friends moving with the dog being nice to them. If
they pee on the carpet, shot on the carpet and everything,
you cannot get the smell out and sticks. You have
to replace the carpet, you know. So they've only paid
(33:24):
so much, you know, you have to go probably have
to go to tendency dribe you in order to you know,
to see if you get more money out, you know,
for you know, an animals smell with the carpet. If
they pee and shit on the you cannot get rid
of the smell.
Speaker 3 (33:43):
Any any pointers on that one microove?
Speaker 4 (33:46):
Well yes, so like dog urine has an enzyme in
it that actually breaks the carpet down. So the carpet
also ends up being like not repaarable. So yeah, they
do pose a risk, and it's a good opportunity if
your tenant does use this new clause to get a
dog then taking up some additional insurance making sure your
excess is low and your coverage is good would be
(34:06):
a good idea because two weeks extra pet bond isn't
going to go very far if you have to replace
all of your carpets.
Speaker 3 (34:12):
And are you going to be prepared for this?
Speaker 1 (34:15):
Paul, Well, I don't want them my plats. I've got
no fencing or anything like that. But they do. Tenants
do do try it on. But you know, I'm in
Wellington and it is getting hard. You know, virtually everybody
that comes around to see the place, a lot of
(34:36):
them are all on the doll Okay. You know, I
can't really find that many people that are working, you know,
to coming to see the place.
Speaker 3 (34:44):
Yeah, okay, thanks for your coll Do you think that
legislation like this is going to create a lot of
unnecessary tension because they haven't got it right, because you know,
it's always this balancing actor, is that tenants and landlords
and how they get on with each other.
Speaker 4 (34:57):
Yeah, I mean it's a big it's a big shift
towards giving the tenants this extra set of rights. I
guess it's just an over we're all trying to get
landlords to see their rental properties as a long term
investment that you have to have the tenant be allowed
to create their home. So, you know, people want to
have pets, and at the moment if you're a tenant,
(35:18):
it's almost impossible. So I believe the intention of this
was to try to allow more people to have the
benefit of having a pet, because I know there's all
sorts of research that says there good for you and
that they are net positive. So I guess that's what
they're trying to achieve here.
Speaker 3 (35:33):
Hey, thanks for your call. Right, let's take another one.
Let's go to Eric. Hello.
Speaker 8 (35:38):
Yeah, hi guys. Good conversation today. By the way, this
is a good subject.
Speaker 3 (35:42):
Cheers.
Speaker 8 (35:44):
I've been a rented myself in the past. On now
I'm own house. But you know, I kind of like
I'm on both sides here. I can see it from
the landlord's point of view and I can see it
from the rent's point of view. You know, is a
massive amount of I actually don't know anybody that doesn't
have a pet, Like everybody I know, really of people,
(36:06):
I don't know anyone that hasn't got a cat or
a dog or you know, whatever it may be. I
don't know anyone that.
Speaker 3 (36:11):
I don't have a pet. I don't have a pet.
Speaker 8 (36:14):
Okay, I know someone now then.
Speaker 3 (36:17):
Right, Oh, I wouldn't mind a dog.
Speaker 8 (36:20):
Yeah yeah, right, yeah. So you know, a massive, massive
amount of people in New Zealand own pets, just like
a massive amount of people have children. So you can
imagine if there was a law out there that said, hey, look, guys,
we'd love you to rent our house, but unfortunately we
can't have any kids in our house because they might
do some damage. There'd be an uproar.
Speaker 4 (36:40):
So you know what I think.
Speaker 3 (36:44):
Hearing you say that, Eric, it makes me think that
maybe the government was right to make some move on this,
but they need to make a move that protects landlord's
assets and that's maybe that's right from us.
Speaker 5 (36:55):
Yeah.
Speaker 8 (36:55):
Look, hey, they've got to get the balance right between
the rules, because I mean, there has to be a
bit of a negotiation between the landlord and the tenant
that they're going to at least look after the I
think the landlord's got the right to say, hey, look,
if your dog choose up the deck or destroys my carpet,
you're there to have some insurance to pay for that.
So I think you're going to have a change in
(37:16):
insurance companies actually probably ensuring for this sort of thing.
You'll see a lot of that happening now.
Speaker 3 (37:21):
Yep, it might keep much Yeah, I think seric, yeah, hey,
I'm going to keep moving running late for the break.
But can you ensure against the sort of stuff or
will in premiums be unreasonable because it's going to cause
a lot of damage.
Speaker 4 (37:32):
Well, that sort of damage is covered under landlords existing
building policy, but you could I could definitely see a
market where there could be an add on that. Maybe
you could in the perfect world, maybe the tenant could
pay for the tenant pet insurance.
Speaker 3 (37:45):
But not in this market, of course. No, it's like, yeah,
there we go. In fact, is there something about the
legislation that's been devised because it has been a landlord's
market for a very long time and that was when
the idea came up that and now it's the other
way around.
Speaker 4 (38:02):
It's like, oh yeah, so it's basically it was a
landlord's market, so they were able to just refuse. I mean,
we're still trying to encourage some of our owners that
are strictly no pets to open themselves up to pets
because it will get the property rented faster.
Speaker 3 (38:15):
Well, there you go catch twenty two. Isn't it double
edged sword? I think all those cliches right will be
back in just a moment. It's in nine minutes to
five new stalks. He'd be the one roof property of
the week on the Weekend Collective. Yes, and the one
roof property of the week. Well, it's always a doozy
and I liked it. These days we share our one
roof property of the week with our guests as well,
(38:37):
so we'll get Mike's take on this as well. But
it's a property six Russell Street, Devonport, north Shore City.
It's six bedrooms, five bathrooms, three car gars. The house
itself is five hundred and forty seven square meters and okay,
it's not entry level, is it, Mike. It's got an
(38:57):
RV of six point eight million. Estimate is around the
six million dollar mark. Could you tenant it? Do you think?
Hang on a second, I just push a button there.
Speaker 4 (39:07):
We could for probably about five thousand dollars a week.
But it'd have to be some sort of movie star
to be living there. It's a beautiful property.
Speaker 3 (39:13):
How would you describe the it in general, is what's
the thing that stands out most to you?
Speaker 4 (39:19):
Oh, it's an exceptional property and if you did happen
to buy it, you wouldn't just be buying that home,
but you'd probably be taking a couple of shots off
your handicap because there is a chipping and putting green
in there as well.
Speaker 3 (39:28):
Yeah, that is quite spectacular, isn't it. So they've got it,
they basically have. It's been a major transformation project and
they've had a renowned and terior designer, Paul Azard, who's
been the master mind behind a lot of prestigious restaurants
and boutiques anyway, So they've created this amazing living environment.
And as I say, it's always worth going to have
a look at these properties because whether or not you
(39:50):
can afford them. And looking at it, I'll tell you
what it is. The pool, the chipping green, and it's
actually for Devnport. The frontage looks quite small, but then
you sort of have a look at the area of view,
it's like it just gets It's like tartis. It's got
this modest little frontage and then it's just this behem
at that back.
Speaker 4 (40:09):
It's huge.
Speaker 3 (40:11):
Yeah, So we'll go and check it out. If you're
in the ballpark. Well maybe if you've bought your lotto
ticket then you might be in the market for this. Yeah,
you have a you'd have a few million left over.
I think it's fifteen million. Powerful. Hey Mike, thanks so
much for coming in. Got plans for this evening off
to watch the Warriors now, oh of course yes, and
(40:31):
we'll be having a chat when we wrap sport at
the end of that we'll be part way through that game.
So good stuff, go the Warriors.
Speaker 4 (40:36):
Excellent, Thank you, and.
Speaker 3 (40:37):
You can check out Mike at his company, which is
a SPA property management. What's their website.
Speaker 4 (40:44):
Addressed for that, spire Property dot co dot nz.
Speaker 3 (40:46):
Excellent. Right, we will be back very shortly. We're talking
parenting and we're having a chat about just there's been
some issues about kids with weight and how do you
address those issues with children? And also manners. What happened
to manners? Are they important? Does management? They say manners?
Maketh man War's view. That's a bit gender, isn't it.
(41:08):
But we'll discuss that.
Speaker 2 (41:10):
For more from the Weekend Collective.
Speaker 3 (41:12):
Listen live to newth Talk ZB weekends from three pm
or follow the podcast on iHeartRadio
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