Taylor Property Services Ltd2 Heather Street, Parnell, Auckland | Ph 09 623 3000 | epsomrentals.nz@raywhite.com | rwepsomrentals.co.nz

March - April 2013

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Taylor Property Services Ltd l Property Management Specialists

Yvonne has had 25 years in property. Initially she was a successful sales person before entering Property Management 15 years a go. Yvonne with her knowledge and warmth is a well respected member of the Property Management industry. We are delighted that she chose to accept a position with us.

Being a strongly committed family person, Yvonne was delighted to welcome the addition of two grandsons into her family. Community involvement has been another of Yvonne’s passion, working with the Starship Foundation and more recently fundraising for a disadvantaged pre-school in one of the poorer suburbs of Auckland……while managing to renovate a house!! Phew

Being in the service business marketing is a strong focus and Yvonne Jellie’s surname has led to some banter in the office. Some of which is just plain corny. “She’s just jelled with us immediately!”….”They threw away the mould when they made Yvonne!!”….”Yvonne Jellie will take the wobbles out of Property Management for you!”….”She’s already set the world on fire”

Yvonne Jellie joins Taylor Property ServicesTaylor Property Services warmly welcomes Ms Yvonne Jellie to our team.

Inside:

From the desk of Mary T.

Who should be named on the Tenancy Agreement if the Tenant is a Company?

T.V. Aerials And The Digital Age.

Recent Rentals.

What people say about us.

Residential Rental Review.

All tenancy agreements and Tenancy Tribunal applications should include the full legal names of the landlord and the tenant(s). If the landlord or tenant is a company, include the legal company name rather than the trading name or name of the franchise holder, for example, Radley Design Ltd instead of Joe Radley Design.

Ideally the agreement (and other documents such as bond forms) should be signed by the Director or Secretary as an officer of the company. If this person changes, or the contact details or address for service details change during the tenancy, the company should notify the Ministry if a bond is held with DBH and also notify the other party to the agreement.

Companies, as legal entities, can contract in their own right as either a landlord or a tenant. This is often practical for companies that may wish to rent properties to house their employees or contractors, particularly where these people have not yet been hired or where the property may be used by a number of different employees or contractors over a period of time.

If the company is named as the tenant on the contract, it will be liable for any rent, damages or costs incurred for the tenancy. For this reason many companies

may prefer to find accommodation for their employees or contractors but to have their employees or contractors named as the tenants on agreements and associated documents. If the employees or contractors are named as the tenant’s then they, rather than the company, will bear liability for rent, damages and costs arising out of the tenancy.

Where an employee or contractor is named as the tenant, if this person changes, or their contact details or address for service details change during the tenancy, then the Ministry should be notified if a bond is held, and the tenant should also notify the landlord.

It is also possible to name both the Director and a company as co-tenants to an agreement, rather than as an officer for the company. If this is done then the Director and the company will both be liable for any rent, damages, or costs incurred for the tenancy.

It is a decision for the parties to an agreement to decide whom they choose to contact with and therefore who will be responsible for the tenancy, and which options best suit their needs. Who is named as a tenant or a landlord is an important decision as it will have an impact upon who the agreement can be enforced against should the need arise.

Who should be named on the Tenancy Agreement if the Tenant is a Company?

Taylor Property Services Ltd2 Heather Street, Parnell, Auckland | Ph 09 623 3000 | epsomrentals.nz@raywhite.com | rwepsomrentals.co.nz

“Companies, as legal entities, can contract in their own right as either a landlord or a tenant.”

As I matureI’ve learned that you can not make someone love you. All you can do is stalk them and hope they don’t panic and give in. I’ve learned that no matter how much I care, some people are just #!@*I’ve learned that it takes years to build up trust, and it only takes suspicion, not proof to destroy it. I’ve learned that you shouldn’t compare yourself to others – they are more screwed up than you think.I’ve learned that you can keep vomiting long after you think you’re finished. I’ve learned that we are responsible for what we do, unless we are celebrities. I’ve learned that regardless of how hot and steamy a relationship is at first, the passion fades, and there had better be a lot of money to take it’s place. I’ve learned that 99% of the time when something isn’t working in your house, one of your kids did it.I’ve learned that the people you care most about in life are taken from you too soon and all the less important ones just never go away.

Until the Tenancy Tribunal makes decisions we cannot be sure.

The first question, is it an essential service? There is no doubt that it is not an essential service. Its optional, no one actually needs TV coverage.

The second question is, what should landlords do now? My view is that they should make a decision to either install a UHF aerial or remove the old aerial before the change occurs, in between tenants. That would mean that an incoming tenant has an option of either accepting that there is no aerial of any kind and installing their own or using the UHF aerial already in place. A UHF aerial will be compatible with “freeview” and tenants can purchase the set top box and then take it with them when they leave.

If tenants want “Sky” then they will need to have the sky dish installed at their cost and possibly asked to remove the dish at their cost when they leave (though this would be most unusual).

The third question is about holes in roofs. In my view it is preferable for the landlord to install a UHF aerial so that there is no doubt that there is reception and at the same time compete with all other landlords who will also install aerials. There is a more important issue

and it is having the installation completed professionally so that the tenant does not have to install the aerial and then take it with them when they leave. If they leave the “fixture” behind when they leave, then it belongs to the landlord S.42 RTA. The far more troubling question is, if the tenant removes their own aerial they may damage the roof and the results of the damage may not show up until next winter when the tenant has long since left. The potential damage to a roof is far more of an issue than the cost of an aerial. Any landlord who has tried unsuccessfully to repair a leaking roof will immediately relate to this issue.

Only this week we had a recorded case of a contractor for a tenant removing the aerial and forgetting to replace the tiles at the end of the job. The resulting water damage was significant and a perfect example of what can happen when tenants remove the aerials they install.

The existence of any form of aerial does not warrant the quality of signal and no landlord should be concerned that they are liable for the signal quality. However In terms of Fair Trading Act if the landlord is aware of the fact that the signal is poor then that fact should be disclosed to the tenant so they can make an informed decision about it.

What People say about us

T .V. Aerials And The Digital Age.

Recent RentalsGrey Lynn

Villa, 5 large bedrooms and 2 bathrooms. Wrap around deck hidden away back onto a park.

Our figure (per week) $1,000

MREINZ Statistics Median Price

$725

Mt Eden

A bungalow which has been substantially renovated. 4 bedrooms and 2 bathrooms. Garage contemporary, city fringe.

Our figure (per week) $950

MREINZ Statistics Median Price

$700

Remuera

Villa, 5 bedrooms and 2 bathrooms. Older style. Deck, double carport, excellent school zone.

Our figure (per week) $850

MREINZ Statistics Median Price

$750

Epsom

Gracious old character home in a lovely Epsom Street. 4 bedrooms, off street parking, double storey office/storage area. Ideal work from home.

Our figure (per week) $1150

MREINZ Statistics Median Price

$772

Ponsonby

Large divided house. 4 double bedrooms, 2 bathrooms, no parking. Popular Ponsonby Street.

Our figure (per week) $750

MREINZ Statistics Median Price

$900

We work for you.

Dear Bev,

Thanks for this and thank you also for sorting out the lawn issue.

I do think you are a great property manger and would recommend you to anyone who is looking for your service. Just one question though, are you a partner in the business or an employee as I do know someone who is looking for someone like you.

Thanks again for the wonderful work on the house.

Ellie

Tenants who currently enjoy TV coverage with analogue aerials will find at about September 2012 that their coverage will stop. They may complain to the landlord that the aerial he/she supplied no longer works and that he /she should replace it with one which does work so they can continue to enjoy TV coverage. This argument may work, and it is possible that the Tribunal may interpret the situation similarly to the repair of chattels, namely if the landlord supplied it and it no longer works then the landlord should make it work, at the landlords cost.

Taylor Property Services Ltd2 Heather Street, Parnell, Auckland | Ph 09 623 3000 | epsomrentals.nz@raywhite.com | rwepsomrentals.co.nz

Residential Rental Review January 2013Compiled by REINZ 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 BEDROOM

Median Price Price Range No. Let

Median Price Price Range No. Let

Median Price Price Range No. Let

Median Price Price Range No. Let

City Centre $330 $295 - $390 335 $440 $380 - $525 221 $600 $540 - $691 41 0

Ponsonby $395 $350 - $442 29 $505 $450 - $600 26 $702 $620 - $850 30 0

Grey Lynn and Westmere $366 $330 - $420 27 $500 $467 - $550 12 $675 $597 - $746 21 0

Mt. Albert and Pt. Chev $270 $181 - $287 23 $395 $350 - $420 29 $545 $497 - $642 25 $630 $555 - $665 8

Sandringham $290 $260 - $322 21 $360 $340 - $393 55 $500 $450 - $556 37 $650 $550 - $680 11

Mt. Roskill $270 $230 - $315 16 $350 $330 - $387 27 $437 $395 - $490 36 $494 $430 - $630 10

Mt. Eden $300 $278 - $342 65 $410 $365 - $450 64 $580 $513 - $642 29 $700 $545 - $770 6

Epsom $300 $256 - $350 27 $420 $393 - $460 37 $600 $550 - $658 37 $772 $660 - $845 12

One Tree Hill and Ellerslie $287 $280 - $340 14 $370 $360 - $402 41 $500 $467 - $570 40 $612 $500 - $670 6

City Bays $340 $265 - $352 13 $470 $430 - $550 40 $640 $595 - $667 19 $850 $750 - $1025 19

Remuera 0 $435 $370 - $550 18 $597 $550 - $750 12 $750 $695 - $790 10

Meadowbank $280 $202 - $330 17 $420 $360 - $485 33 $570 $500 - $635 37 $660 $577 - $737 12

Glenn Innes, Panmure and Mt Wellington

$275 $198 - $300 23 $360 $320 - $380 82 $450 $410 - $463 43 $490 $450 - $557 9

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Plumbing & Property Services

Your Plumbing Maintenance Specialists

A family run company with over 50 YEARS experience

Specialists in Residential Property Maintenance

www.weplumb.co.nz